30 Westlake Ave · Auburn, NY 13021

$89,000

4 bd · 1.5 ba · 2,180 sqft · SingleFamily public records · 55 Days on market

Built 1905 0.28 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring this Victorian beauty back to life! Conveniently located a short walk away from downtown Auburn allowing easy access to shopping, dining, schools and the hospital. Strong bones make for a great foundation for your vision. You'll notice hardwoods throughout along with intricate woodwork that you just don't see in today's homes. The first level is a functional layout with living room and formal dining area seamlessly flowing into the kitchen and a full first floor bathroom. Upstairs are 4 large and accommodating bedrooms and another full bath. The full attic on the 3rd level is excellent storage space with the possibility for future living space. TLC will go a long way for this property

Key facts

• Intricate woodwork
• Functional layout
• Hardwoods throughout

Tags

• SHORT WALK TO DOWNTOWN
• HARDWOODS THROUGHOUT
• INTRICATE WOODWORK
• FUNCTIONAL LAYOUT
• FULL ATTIC
• EXCELLENT STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 7.6% in Auburn — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#298 in NY, #4,814 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities D-, commute F.
• Auburn City School District (town): math 31% / reading 39% proficiency, ranked #558 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 221 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).
• This rent runs 36% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $39k; list at $89k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.05% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.97%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $178,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Mary St	0.49mi	4/1.0	2,092 (-4%)	1mo	$110,000	$53	68
34 Orchard St	0.39mi	4/2.0	2,079 (-5%)	8mo	$170,000	$82	65
17 Hoffman St	0.63mi	4/2.0	2,214 (+2%)	4mo	$200,000	$90	63
5 Mary St	0.46mi	3/2.0 (-1)	2,244 (+3%)	9mo	$265,000	$118	59
40 Hamilton Ave	0.52mi	3/2.0 (-1)	2,154 (-1%)	10mo	$292,500	$136	58
17 Hoffman St #3	0.63mi	4/2.0	2,214 (+2%)	12mo	$68,000	$31	56
119 Park Pl	0.51mi	5/1.5 (+1)	2,118 (-3%)	16mo	$58,900	$28	53
1 Swift St	0.56mi	4/3.5	2,306 (+6%)	11mo	$385,000	$167	47
25 Tuxill Sq	0.24mi	3/1.5 (-1)	1,871 (-14%)	18mo	$129,000	$69	45
62 Mary St	0.61mi	3/1.5 (-1)	2,411 (+11%)	7mo	$277,500	$115	44
24 Chestnut St	0.72mi	4/2.0	1,976 (-9%)	18mo	$29,700	$15	34
124 Van Anden St	0.70mi	5/2.0 (+1)	1,860 (-15%)	17mo	$34,516	$19	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 2.49×
• Total profit: $37,157
• Equity at exit: $13,270

10-year hold

• IRR: 42.0%
• Equity multiple: 4.97×
• Total profit: $98,873
• Equity at exit: $7,695

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13021

• Home prices YoY: -22.4%
• Active inventory: 221
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $809

Break-even live

Break-even rent $796

Max offer price $89,000

Occupancy floor 51%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	44d	1	0.89mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	44d	1	1.25mi

Listing history 36 events

1. 2026-05-07
   status Pending
2. 2026-03-24
   historical Active Under Contract
3. 2026-03-13
   listed $89,000 Active
4. 2026-02-13
   historical
5. 2026-02-12
   historical
6. 2026-02-12
   historical
7. 2026-02-04
   price $125,888
8. 2026-02-04
   price $125,888
9. 2026-01-15
   price $135,888
10. 2026-01-15
    price $135,888
11. 2026-01-14
    listed $129,888 Active
12. 2026-01-12
    listed $129,888 Active
13. 2025-10-24
    listed $99,900 Active
14. 2025-10-11
    historical
15. 2025-09-07
    price $119,000
16. 2025-08-28
    price $119,900
17. 2025-08-04
    price $129,900
18. 2025-07-15
    price $135,000
19. 2025-07-02
    status Active
20. 2025-03-24
    listed $139,000 Active
21. 2024-10-25
    historical
22. 2024-10-15
    price $129,500
23. 2024-09-04
    price $129,900
24. 2024-06-17
    historical $1,500
25. 2024-06-05
    price $130,000
26. 2024-05-22
    price $134,900
27. 2024-05-18
    listed $1,500
28. 2024-05-15
    price $143,900
29. 2024-04-28
    price $144,900
30. 2024-03-28
    listed $149,000 Active
31. 2017-10-20
    soldstatus $39,000 Closed Sale or Rented
32. 2017-07-17
    price $35,000
33. 2017-06-07
    price $39,000
34. 2017-06-06
    price $35,000
35. 2017-04-06
    listed $39,000 Active
36. 2003-07-02
    soldstatus $71,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,503 · $125/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$1/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,848
• − Mortgage interest: −$4,985
• − Property taxes: −$1,503
• − Insurance: −$445
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$2,589
• Taxable income: $8,830
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $7,592/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Auburn City School District
• NCES district ID: 3603480
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $43,567
• Composite: 29.71/100
• National rank: #6452
• State rank: #558 of 590 in NY

Livability — Auburn

• Score: 74/100
• State rank: #298
• US rank: #4814

Category grades

Amenities D- Commute F Cost of living A+ Crime B Employment D- Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, NY
• County: Cayuga County · 37,247 people
• City population: 37,247
• Metro: Auburn, NY
• Population (ZIP): 37,247
• Household income: $60,712
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1449.0

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Subsaharan African 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.53%
• Current HPI: 338.5537
• Rent YoY: —
• Metro: Auburn, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+25.0% since first listed

36 events — show timeline

• 2026-05-07 Pending — CNYIS
• 2026-03-24 Contingent — CNYIS
• 2026-03-13 Listed $89,000 CNYIS
• 2026-02-13 Listing Removed — UNYREIS
• 2026-02-12 Listing Removed — UNYREIS
• 2026-02-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $125,888 UNYREIS
• 2026-02-04 Price Changed $125,888 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $135,888 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $135,888 UNYREIS
• 2026-01-14 Listed $129,888 UNYREIS
• 2026-01-12 Listed $129,888 OneKey® MLS as Distributed by MLS Grid
• 2025-10-24 Listed $99,900 CNYIS
• 2025-10-11 Listing Removed — CNYIS
• 2025-09-07 Price Changed $119,000 CNYIS
• 2025-08-28 Price Changed $119,900 CNYIS
• 2025-08-04 Price Changed $129,900 CNYIS
• 2025-07-15 Price Changed $135,000 CNYIS
• 2025-07-02 Relisted — CNYIS
• 2025-03-24 Listed $139,000 CNYIS
• 2024-10-25 Listing Removed — CNYIS
• 2024-10-15 Price Changed $129,500 CNYIS
• 2024-09-04 Price Changed $129,900 CNYIS
• 2024-06-17 Rental Removed $1,500 NYSAMLS
• 2024-06-05 Price Changed $130,000 CNYIS
• 2024-05-22 Price Changed $134,900 CNYIS
• 2024-05-18 Listed for Rent $1,500 NYSAMLS
• 2024-05-15 Price Changed $143,900 CNYIS
• 2024-04-28 Price Changed $144,900 CNYIS
• 2024-03-28 Listed $149,000 CNYIS
• 2017-10-20 Sold (MLS) $39,000 CNYIS
• 2017-07-17 Price Changed $35,000 CNYIS
• 2017-06-07 Price Changed $39,000 CNYIS
• 2017-06-06 Price Changed $35,000 CNYIS
• 2017-04-06 Listed $39,000 CNYIS
• 2003-07-02 Sold (Public Records) $71,200 Public Records

Property tax history

-3.4%/yr

Latest (2025): $1,503 · +10.8% YoY. Source: county tax records.