What SBA's own loan files show about lending in the Auburn, NY Micro Area, every asset class together, and what a feasibility study for a project there has to test.
For Auburn, SBA's files hold 107 approvals over FY2017 through FY2026, totalling $30.2 million in gross dollars. Auburn sits across all such areas nationwide, by loans, number 453 of 928. The middle half of Auburn loans sits between $25,000 and $194,000, and a midpoint of $50,000; that puts the median at 0.24x the nationwide median. In Auburn the program mix is 101 loans under 7(a) and 6 under 504. Separately, the franchise share for Auburn is also withheld for the same reason, resting on too few loans, which does not mean there were none.
In the same files, of the asset classes we count for Auburn, full-service restaurant heads the list with 12 loans. A further 77 loans in Auburn belong to no named class. Besides, the whole record in Auburn falls in Cayuga County, NY, at 107 loans, so our work around Auburn a one-county exercise.
Lenders shown for Auburn are copied from SBA's public Auburn records of the 107 approvals in Auburn, held now or earlier; the records log each file but pass no judgment on how lenders underwrite. Separately, for 7(a) lending in Auburn, the top names are Manufacturers and Traders Trust Company, holding 26 loans worth $1.3 million; next, KeyBank National Association, with 17 loans for $4.2 million. Further, a borrower near Cayuga County, NY should ask the Auburn holder Manufacturers and Traders Trust Company or other Auburn holders near Cayuga County, NY what documentation it requires, then fit the Auburn study to answer those answers.
Among Auburn approvals from FY2017 through FY2024, at least 12.1% were cancelled after approval in Auburn, which is a floor; the full Auburn rate is no lower. Also, any charge-off rate for this Auburn cohort is not printed on the page, given that too few Auburn loans reached disbursement. That blank, near Cayuga County, NY, must not be read as an absence of loss. Notably, by year, Auburn was strongest in FY2018 at 21 loans and $2.8 million, and was weakest in FY2022 at 7 loans and $2.7 million. In the same files, certain years in the Auburn table are suppressed because they have too few loans; on the page they appear blank, and a blank is never a zero.
In Auburn, demand comes first: who passes in Cayuga County, NY, who travels in, set against the wider Auburn area, and what gap the 12 full-service restaurant loans leave. Budget: $50,000 is the Auburn median and $25,000 to $194,000 the middle half, so a Cayuga County, NY site must justify its budget against this $50,000 marker. Then coverage: Auburn coverage survives a slow year against and the 12.1% cancellation floor and charge-off rate for Auburn, which is also held back for want of enough loans. The Auburn appraisal must back the figure assumed. Auburn is cut from the July 2023 map; an approval whose listed county is not matched is missing from each area, Auburn as well, yet the totals carry loans beyond the class list.
| Loans approved, FY2017 to FY2026 | 107 |
|---|---|
| Gross dollars approved | $30.2 million |
| Median loan | $50,000 |
| Middle half of loans, from | $25,000 |
| Middle half of loans, to | $194,000 |
| SBA 7(a) loans | 101 |
| SBA 504 loans | 6 |
| Franchise share of loans | withheld |
| Rank among metro and micro areas by loans | 453 of 928 |
| Median loan against the national median | 0.24x |
| Cancelled after approval, FY2017 to FY2024 approvals (a floor) | 12.1% |
|---|---|
| The same, counting loans still undisbursed as cancelled (a ceiling) | withheld |
| Charged off to date, FY2017 to FY2021 disbursed loans (a floor) | withheld |
Both rates are floors. SBA withholds the status of open loans, so a loan counts as charged off only once SBA reports it; a rate needs at least 30 loans in its cohort and is otherwise not reported.
SBA loans approved in the Auburn, NY Micro Area, by fiscal year
| Fiscal year | Loans | Dollars |
|---|---|---|
| FY2017 | 18 | $3.2 million |
| FY2018 | 21 | $2.8 million |
| FY2019 | 13 | $8.7 million |
| FY2020 | withheld | withheld |
| FY2021 | 9 | $3.8 million |
| FY2022 | 7 | $2.7 million |
| FY2023 | withheld | withheld |
| FY2024 | 15 | $3.1 million |
| FY2025 | 9 | $1.0 million |
| FY2026 | 7 | $2.8 million |
| Asset class | Loans |
|---|---|
| Not in any of the 39 asset classes | 77 |
| Full-service restaurant | 12 |
Classes with 5 or more loans; smaller ones are withheld, and more where a small one could be derived.
| Lender | Loans | Dollars |
|---|---|---|
| Manufacturers and Traders Trust Company | 26 | $1.3 million |
| KeyBank National Association | 17 | $4.2 million |
| Five Star Bank (NY) | 14 | $803,500 |
| The Lyons National Bank | 13 | $691,000 |
Lenders with 5 or more loans here; a lender with fewer is not listed, and loans SBA or a receiver holds are counted but never listed as a lender.
| County | Loans |
|---|---|
| Cayuga County, NY | 107 |
Counties with 5 or more loans; smaller ones are not listed.
Metro is the CBSA (metropolitan or micropolitan statistical area) of the loan's project county, July 2023 delineation (OMB Bulletin 23-01). The county is matched by name (manifests/ld2/county-cbsa-map.csv); a loan whose county cannot be placed in a 2023 CBSA is left out of every metro.
All assets: every 7(a) and 504 approval in the metro, including those outside the 39 asset classes.
A value marked withheld rests on fewer than 5 loans, or is withheld so that such a figure cannot be derived from other published figures.
Source: U.S. Small Business Administration, 7(a) and 504 loan-level FOIA files (data.sba.gov), as of 2026-09-30; areas from the U.S. Census Bureau CBSA delineation, July 2023 (OMB Bulletin 23-01); Loan Analytics metro cell MT-12180.
A worked example of the feasibility study a lender would read for a short-term rental project in New York, financed with a conventional bank loan.
Loan Analytics prepares the feasibility study a lender reads before it commits: for a commercial project in the Auburn, NY Micro Area, financed under SBA 7(a), SBA 504, USDA Business and Industry or a conventional bank loan. Tell us the project and the lender's deadline, and we reply with scope, timeline and fee.
Start with the data.
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