Tenant-Occupied
New
For Sale
$249,900
53 Orchard Street, Auburn, NY 13021
Residential, Auburn, NY
Property Size2,603 SF
Lot Size0.16 Acres
Price / SF$96
Days on Market2
Property Features for 53 Orchard Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 2, Bedroom 4, Bedroom 6, Bedroom 5, Bathroom 1, Basement, Bedroom 1, Bedroom 3, Bedroom 2
Parking features
Paved or Surfaced
Patio and Porch features
Porch
Appliances
ElectricWaterHeater, GasWaterHeater
Subdivision
53 Orchard Street
Lot features
Rectangular, Rectangular Lot, Residential Lot
Middle school
Auburn Junior High
High school
Auburn High
Elementary school district
Auburn
Middle school district
Auburn
High school district
Auburn
Standard status
Active
APN
050100-115-059-0001-042-000-0000
Size
2,603 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
1585
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1850
Floors in Building
2
Number of units
3
Flooring type
Laminate, Resilient, Varies
Building materials
AluminumSiding
Listing Agency:
Candy Costa Real Estate LLC
(315) 505-6609
Listed By:
Tiffany Mosher · License #10401245757
(315) 729-9725
Added: Sep 20
Last Checked: Sep 21 at 1:06AM
MLS# S1716237
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This tenant-occupied triplex contains 2,603 square feet across three residential units. The configuration includes six bedrooms and three bathrooms overall: one four-bedroom, one-bathroom unit and two one-bedroom, one-bathroom units. The property was built in 1850 and features aluminum siding, varied laminate and resilient flooring, a basement, and a porch.
Located at 53 Orchard Street in Auburn, New York, the property occupies 0.1612 acres. Improvements include paved or surfaced parking, public water service, natural-gas forced-air heating, and both electric and gas water heaters. All three units are currently occupied by tenants.
Located at 53 Orchard Street in Auburn, New York, the property occupies 0.1612 acres. Improvements include paved or surfaced parking, public water service, natural-gas forced-air heating, and both electric and gas water heaters. All three units are currently occupied by tenants.
Key Highlights
- Three‑unit residential property with 2,603 square feet
- Six bedrooms and three bathrooms across the property
- Unit mix includes one 4‑bedroom unit and two 1‑bedroom units
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$20,949
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.38%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$418,980
$419.0K
Cap Rate 7%
$299,271
$299.3K
Cap Rate 9%
$232,767
$232.8K
Market Conditions
NOI Build-Up for 2,603 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$40.6K $15.60/SF
− Vacancy
−$2.5K −$0.97/SF
EGI
$38.1K $14.63/SF
− OpEx
−$17.1K −$6.58/SF
NOI
$20.9K $8.05/SF
Area
Cayuga County, NY
Vacancy
6.20%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$418,980
Cap Rate 7%
$299,271
Cap Rate 9%
$232,767
Alternative Uses
Best Use
Multifamily LT 5
$335.9K
$293.9K – $391.9K
NOI $23,511 @ 7.0% cap · market cap 9.41%
Second Best
Apartment 5plus
$299.3K
$261.9K – $349.2K
NOI $20,949 @ 7.0% cap · market cap 8.38%
Theoretical Best
Office A
$576.9K
$504.8K – $673.0K
NOI $40,382 @ 7.0% cap · market cap 16.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,230
Businesses Nearby
Explore this area
Business Placement
Demographics for 13021, NY
38,479
Population
18,847
Households
2
Avg Household Size
44
Median Age
27%
College-Educated
91%
High-School Grad
119.2 sq mi
ZIP Area
323
Density / Sq Mi
$58,946
Median Household Income
$41,990
Median Earnings
$874
Median Rent
$169,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Leased residential units provide a varied bedroom layout with three bathrooms and separate household spaces.
Where is this triplex located?
The property is located at 53 Orchard Street Auburn, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Three‑unit residential property with 2,603 square feet; Six bedrooms and three bathrooms across the property; Unit mix includes one 4‑bedroom unit and two 1‑bedroom units
