174 E Genesee St · Auburn, NY 13021

$205,000

4 bd · 3.5 ba · 2,445 sqft · SingleFamily public records · 70 Days on market

Built 1910 5,296 sqft lot $84/sqft · 24% below area Est $269k · 24% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Home in a Highly Desirable Neighborhood – Endless Potential! Opportunity awaits in one of the area’s most sought-after neighborhoods! This spacious home offers over 2,400 square feet of living space, featuring four bedrooms and three bathrooms, providing plenty of room for comfortable living. Inside, you’ll find beautiful original hardwood floors and natural wood moldings that showcase the home’s timeless character. The kitchen features rich cherry cabinetry, while the second-floor laundry adds everyday convenience. A finished attic offers additional flexible space perfect for a home office, playroom, or guest area. While the home could benefit from some TLC, it has been priced accordingly, presenting an excellent opportunity to build equity and restore its full charm. Ideally located just one block from Hoops Park and within walking distance to both the elementary and middle schools, this property offers a combination of location, space, and potential that is hard to find. Bring your vision and make this home truly shine! Delayed showings until April 14 to allow the owner time to have home professionally cleaned.

Key facts

• Finished attic
• Second-floor laundry
• 5,296 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• NATURAL WOOD MOLDINGS
• RICH CHERRY CABINETRY
• SECOND-FLOOR LAUNDRY
• FINISHED ATTIC
• ONE BLOCK FROM HOOPS PARK

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (11.1% below list).
• Recommended offer: $182k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 7.6% in Auburn — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: amenities D-, commute F, employment D-.
• 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.
• Zoned schools: Herman Avenue Elementary School (math 21% / reading 35%, grade F, #1,774 of 2,108 statewide, top 84%, 444 students, 51% FRL); Auburn Junior High School (math 16% / reading 26%, grade F, #661 of 729 statewide, top 91%, 598 students, 81% FRL); Auburn High School (math 88% / reading 84%, grade A, #347 of 1,100 statewide, top 32%, 1,183 students, 51% FRL) — zoned schools average 61% FRL vs 42% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $144k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,161 (11.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 9.4

CMA / ARV

• ARV (median comp): $268,680
• List price: $205,000
• Delta: -23.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Sherman St	0.30mi	3/1.5 (-1)	2,232 (-9%)	2mo	$185,000	$83	56
1 Linn Ave	0.33mi	4/3.0	2,166 (-11%)	15mo	$315,000	$145	51
57 E Genesee St	0.65mi	5/3.5 (+1)	2,560 (+5%)	9mo	$199,999	$78	49
106 Franklin St	0.49mi	5/2.0 (+1)	2,476 (+1%)	18mo	$30,000	$12	49
139 Capitol Street Ext	0.54mi	3/2.0 (-1)	2,294 (-6%)	10mo	$425,000	$185	45
17 Hoffman St	0.65mi	4/2.0	2,214 (-9%)	4mo	$200,000	$90	45
341 N Hoopes Ave	0.37mi	3/2.0 (-1)	2,147 (-12%)	9mo	$286,900	$134	44
40 Ross St	0.19mi	5/1.5 (+1)	2,745 (+12%)	18mo	$150,000	$55	42
23 S Lewis St	0.61mi	3/2.0 (-1)	2,176 (-11%)	1mo	$180,000	$83	42
17 Hoffman St #3	0.65mi	4/2.0	2,214 (-9%)	12mo	$68,000	$31	38
7 Hockeborne Ave	0.37mi	3/1.5 (-1)	2,156 (-12%)	20mo	$190,000	$88	33
3130 Meadow View Ln	0.74mi	3/2.5 (-1)	2,800 (+14%)	8mo	$405,000	$145	26

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-41,083
• Equity at exit: $30,566

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-45,573
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$404 /mo · $4,847/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-125

Break-even live

Break-even rent $1,980

Max offer price $182,859

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-67	+0% $-125	+5% $-183	+10% $-241
Rent	-10% $-269	-5% $-197	+0% $-125	+5% $-53	+10% $19
Rate	-1.0pp $-22	-0.5pp $-73	base $-125	+0.5pp $-178	+1.0pp $-232

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	45d	1	0.04mi
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	45d	1	0.40mi

Listing history 30 events

1. 2026-06-19
   days on market $205,000 Active 70 DOM
2. 2026-06-18
   days on market $205,000 Active 69 DOM
3. 2026-06-17
   days on market $205,000 Active 68 DOM
4. 2026-06-16
   days on market $205,000 Active 67 DOM
5. 2026-06-15
   days on market $205,000 Active 66 DOM
6. 2026-06-14
   days on market $205,000 Active 64 DOM
7. 2026-06-12
   days on market $205,000 Active 63 DOM
8. 2026-06-09
   days on market $205,000 Active 60 DOM
9. 2026-06-08
   days on market $205,000 Active 59 DOM
10. 2026-06-07
    days on market $205,000 Active 58 DOM
11. 2026-06-05
    days on market $205,000 Active 55 DOM
12. 2026-06-03
    pricedays on market $205,000 Active 54 DOM
13. 2026-06-02
    days on market $229,900 Active 53 DOM
14. 2026-06-01
    days on market $229,900 Active 52 DOM
15. 2026-05-31
    days on market $229,900 Active 51 DOM
16. 2026-05-30
    days on market $229,900 Active 50 DOM
17. 2026-05-14
    price $229,900 1170-char remark

    Show marketing remark (1170 chars)

    Spacious Home in a Highly Desirable Neighborhood – Endless Potential! Opportunity awaits in one of the area’s most sought-after neighborhoods! This spacious home offers over 2,400 square feet of living space, featuring four bedrooms and three bathrooms, providing plenty of room for comfortable living. Inside, you’ll find beautiful original hardwood floors and natural wood moldings that showcase the home’s timeless character. The kitchen features rich cherry cabinetry, while the second-floor laundry adds everyday convenience. A finished attic offers additional flexible space perfect for a home office, playroom, or guest area. While the home could benefit from some TLC, it has been priced accordingly, presenting an excellent opportunity to build equity and restore its full charm. Ideally located just one block from Hoops Park and within walking distance to both the elementary and middle schools, this property offers a combination of location, space, and potential that is hard to find. Bring your vision and make this home truly shine! Delayed showings until April 14 to allow the owner time to have home professionally cleaned.

18. 2026-04-27
    price $239,900 1170-char remark

    Show marketing remark (1170 chars)

    Spacious Home in a Highly Desirable Neighborhood – Endless Potential! Opportunity awaits in one of the area’s most sought-after neighborhoods! This spacious home offers over 2,400 square feet of living space, featuring four bedrooms and three bathrooms, providing plenty of room for comfortable living. Inside, you’ll find beautiful original hardwood floors and natural wood moldings that showcase the home’s timeless character. The kitchen features rich cherry cabinetry, while the second-floor laundry adds everyday convenience. A finished attic offers additional flexible space perfect for a home office, playroom, or guest area. While the home could benefit from some TLC, it has been priced accordingly, presenting an excellent opportunity to build equity and restore its full charm. Ideally located just one block from Hoops Park and within walking distance to both the elementary and middle schools, this property offers a combination of location, space, and potential that is hard to find. Bring your vision and make this home truly shine! Delayed showings until April 14 to allow the owner time to have home professionally cleaned.

19. 2026-04-10
    listed $249,900 Active 1170-char remark

    Show marketing remark (1170 chars)

    Spacious Home in a Highly Desirable Neighborhood – Endless Potential! Opportunity awaits in one of the area’s most sought-after neighborhoods! This spacious home offers over 2,400 square feet of living space, featuring four bedrooms and three bathrooms, providing plenty of room for comfortable living. Inside, you’ll find beautiful original hardwood floors and natural wood moldings that showcase the home’s timeless character. The kitchen features rich cherry cabinetry, while the second-floor laundry adds everyday convenience. A finished attic offers additional flexible space perfect for a home office, playroom, or guest area. While the home could benefit from some TLC, it has been priced accordingly, presenting an excellent opportunity to build equity and restore its full charm. Ideally located just one block from Hoops Park and within walking distance to both the elementary and middle schools, this property offers a combination of location, space, and potential that is hard to find. Bring your vision and make this home truly shine! Delayed showings until April 14 to allow the owner time to have home professionally cleaned.

20. 2015-12-14
    soldstatus $144,200 Closed Sale or Rented 594-char remark

    Show marketing remark (594 chars)

    PRICE DRAMATICALLY REDUCED --- completely remodeled center hall colonial. COMPLETELY new kitchen with all brand new appliances, two COMPLETELY new full bathrooms plus remodeled 3rd full bathroom, new sheetrock and interior painting, newly refinished hardwood floors, newly stained natural woodwork, new lower family room carpet, new furnace w/ central air, newly painted front porch. Much more. Third floor finished with full bathroom and cedar walk-in closet. Square footage includes finished 3rd floor and finished lower family room. One block from Hoopes Park & Herman Ave. playground.

21. 2015-12-14
    soldstatus $144,200

    Show marketing remark (594 chars)

    PRICE DRAMATICALLY REDUCED --- completely remodeled center hall colonial. COMPLETELY new kitchen with all brand new appliances, two COMPLETELY new full bathrooms plus remodeled 3rd full bathroom, new sheetrock and interior painting, newly refinished hardwood floors, newly stained natural woodwork, new lower family room carpet, new furnace w/ central air, newly painted front porch. Much more. Third floor finished with full bathroom and cedar walk-in closet. Square footage includes finished 3rd floor and finished lower family room. One block from Hoopes Park & Herman Ave. playground.

22. 2015-10-31
    historical Continue to Show- Under Contract 594-char remark

    Show marketing remark (594 chars)

    PRICE DRAMATICALLY REDUCED --- completely remodeled center hall colonial. COMPLETELY new kitchen with all brand new appliances, two COMPLETELY new full bathrooms plus remodeled 3rd full bathroom, new sheetrock and interior painting, newly refinished hardwood floors, newly stained natural woodwork, new lower family room carpet, new furnace w/ central air, newly painted front porch. Much more. Third floor finished with full bathroom and cedar walk-in closet. Square footage includes finished 3rd floor and finished lower family room. One block from Hoopes Park & Herman Ave. playground.

23. 2015-09-16
    price $149,900 594-char remark

    Show marketing remark (594 chars)

    PRICE DRAMATICALLY REDUCED --- completely remodeled center hall colonial. COMPLETELY new kitchen with all brand new appliances, two COMPLETELY new full bathrooms plus remodeled 3rd full bathroom, new sheetrock and interior painting, newly refinished hardwood floors, newly stained natural woodwork, new lower family room carpet, new furnace w/ central air, newly painted front porch. Much more. Third floor finished with full bathroom and cedar walk-in closet. Square footage includes finished 3rd floor and finished lower family room. One block from Hoopes Park & Herman Ave. playground.

24. 2015-06-25
    price $159,900 594-char remark

    Show marketing remark (594 chars)

    PRICE DRAMATICALLY REDUCED --- completely remodeled center hall colonial. COMPLETELY new kitchen with all brand new appliances, two COMPLETELY new full bathrooms plus remodeled 3rd full bathroom, new sheetrock and interior painting, newly refinished hardwood floors, newly stained natural woodwork, new lower family room carpet, new furnace w/ central air, newly painted front porch. Much more. Third floor finished with full bathroom and cedar walk-in closet. Square footage includes finished 3rd floor and finished lower family room. One block from Hoopes Park & Herman Ave. playground.

25. 2015-05-31
    price $169,900 594-char remark

    Show marketing remark (594 chars)

    PRICE DRAMATICALLY REDUCED --- completely remodeled center hall colonial. COMPLETELY new kitchen with all brand new appliances, two COMPLETELY new full bathrooms plus remodeled 3rd full bathroom, new sheetrock and interior painting, newly refinished hardwood floors, newly stained natural woodwork, new lower family room carpet, new furnace w/ central air, newly painted front porch. Much more. Third floor finished with full bathroom and cedar walk-in closet. Square footage includes finished 3rd floor and finished lower family room. One block from Hoopes Park & Herman Ave. playground.

26. 2015-05-13
    listed $179,900 Active 594-char remark

    Show marketing remark (594 chars)

    PRICE DRAMATICALLY REDUCED --- completely remodeled center hall colonial. COMPLETELY new kitchen with all brand new appliances, two COMPLETELY new full bathrooms plus remodeled 3rd full bathroom, new sheetrock and interior painting, newly refinished hardwood floors, newly stained natural woodwork, new lower family room carpet, new furnace w/ central air, newly painted front porch. Much more. Third floor finished with full bathroom and cedar walk-in closet. Square footage includes finished 3rd floor and finished lower family room. One block from Hoopes Park & Herman Ave. playground.

27. 2014-04-08
    listed $94,900
28. 2012-10-09
    listed $144,900
29. 2002-10-09
    soldstatus $150,000
30. 1991-10-03
    soldstatus $70,900

ⓘ 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: $4,847 · $404/mo
• Projected year-2 tax: $4,847 · $404/mo
• Expected delta: $0/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 ≥95°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: $21,859
• − Mortgage interest: −$11,483
• − Property taxes: −$4,847
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,964
• Taxable loss: −$4,957
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $-314/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

+224.3% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $229,900 CNYIS
• 2026-04-27 Price Changed $239,900 CNYIS
• 2026-04-10 Listed $249,900 CNYIS
• 2015-12-14 Sold (Public Records) $144,200 Public Records
• 2015-12-14 Sold (MLS) $144,200 CNYIS
• 2015-10-31 Contingent — CNYIS
• 2015-09-16 Price Changed $149,900 CNYIS
• 2015-06-25 Price Changed $159,900 CNYIS
• 2015-05-31 Price Changed $169,900 CNYIS
• 2015-05-13 Listed $179,900 CNYIS
• 2014-04-08 Listed $94,900 CNYIS
• 2012-10-09 Listed $144,900 CNYIS
• 2002-10-09 Sold (Public Records) $150,000 Public Records
• 1991-10-03 Sold (Public Records) $70,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $4,847 · +10.8% YoY. Source: county tax records.