36 N Lyon St · Batavia, NY 14020

$169,900

6 bd · 2.0 ba · 2,254 sqft · Townhouse public records · 53 Days on market

Built 1910 4,000 sqft lot $75/sqft · 11% below area Est $190k · 11% under

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Why this score? — see what drove the C+ 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 +23.0/30.0
• ARV discount +12.3/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Survived Delayed Negotiations. .. .Well maintained duplex in the city of Batavia. .. 3 bedroom, 1 bath on each side, off street parking and enclosed porch! Delayed Negotiations. . We will review offers on Tuesday April 21st @ 9:00 A. M. Open houses to view property will be Thursday April 16th from 5:00-6:00 P. M. and Saturday April 18th from 1:00-3:00 P. M.

Key facts

• 2 parking spots
• Built 1910
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.5% in Batavia — 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 68/100 on livability (#536 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, crime D+, amenities F.
• Batavia City School District (town): math 38% / reading 50% proficiency, ranked #477 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 active listings in the ZIP; 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/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 $5k of value loss. Plan a longer hold.
• Genesee County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 21% 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1910 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $189,998
• List price: $169,900
• Delta: -10.58%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 N Lyon St	0.13mi	6/2.0	2,208 (-2%)	6mo	$170,000	$77	85

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-8,387
• Equity at exit: $25,333

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $17,416
• Equity at exit: $14,690

Cash invested: $47,572 (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 14020

• Home prices YoY: -10.4%
• Active inventory: 89
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $300

Break-even live

Break-even rent $1,479

Max offer price $169,900

Occupancy floor 79%

Sensitivity live

Price	-10% $396	-5% $348	+0% $300	+5% $252	+10% $204
Rent	-10% $153	-5% $227	+0% $300	+5% $374	+10% $447
Rate	-1.0pp $386	-0.5pp $343	base $300	+0.5pp $256	+1.0pp $211

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-07
   statusdays on market $169,900 Pending 53 DOM
2. 2026-06-04
   days on market $169,900 Active 51 DOM
3. 2026-06-02
   days on market $169,900 Active 50 DOM
4. 2026-06-01
   days on market $169,900 Active 49 DOM
5. 2026-05-31
   days on market $169,900 Active 48 DOM
6. 2026-05-31
   days on market $169,900 Active 47 DOM
7. 2026-05-19
   price $169,900 359-char remark

   Show marketing remark (359 chars)

   Survived Delayed Negotiations. .. .Well maintained duplex in the city of Batavia. .. 3 bedroom, 1 bath on each side, off street parking and enclosed porch! Delayed Negotiations. . We will review offers on Tuesday April 21st @ 9:00 A. M. Open houses to view property will be Thursday April 16th from 5:00-6:00 P. M. and Saturday April 18th from 1:00-3:00 P. M.

8. 2026-04-27
   price $174,900 359-char remark

   Show marketing remark (359 chars)

   Survived Delayed Negotiations. .. .Well maintained duplex in the city of Batavia. .. 3 bedroom, 1 bath on each side, off street parking and enclosed porch! Delayed Negotiations. . We will review offers on Tuesday April 21st @ 9:00 A. M. Open houses to view property will be Thursday April 16th from 5:00-6:00 P. M. and Saturday April 18th from 1:00-3:00 P. M.

9. 2026-04-13
   listed $179,900 Active 359-char remark

   Show marketing remark (359 chars)

   Survived Delayed Negotiations. .. .Well maintained duplex in the city of Batavia. .. 3 bedroom, 1 bath on each side, off street parking and enclosed porch! Delayed Negotiations. . We will review offers on Tuesday April 21st @ 9:00 A. M. Open houses to view property will be Thursday April 16th from 5:00-6:00 P. M. and Saturday April 18th from 1:00-3:00 P. M.

10. 2022-11-30
    soldstatus $139,900 Closed Sale or Rented 450-char remark

    Show marketing remark (450 chars)

    Sweet and solid money making double-true side by side City Duplex! This is an investment property worth looking at-all utilities are separated and paid for by tenant and there is good parking for all. Centrally located and convenient to all Schools shopping and parks!! Both units are large with kitchen living and dining areas plus 3 large bedrooms and attic and basement area for storage! This is one to check out-both units are currently rented.

11. 2022-11-30
    soldstatus $139,900

    Show marketing remark (450 chars)

    Sweet and solid money making double-true side by side City Duplex! This is an investment property worth looking at-all utilities are separated and paid for by tenant and there is good parking for all. Centrally located and convenient to all Schools shopping and parks!! Both units are large with kitchen living and dining areas plus 3 large bedrooms and attic and basement area for storage! This is one to check out-both units are currently rented.

12. 2022-10-03
    status Under Contract- Do Not Show 450-char remark

    Show marketing remark (450 chars)

    Sweet and solid money making double-true side by side City Duplex! This is an investment property worth looking at-all utilities are separated and paid for by tenant and there is good parking for all. Centrally located and convenient to all Schools shopping and parks!! Both units are large with kitchen living and dining areas plus 3 large bedrooms and attic and basement area for storage! This is one to check out-both units are currently rented.

13. 2022-09-08
    listed $139,900 Active 450-char remark

    Show marketing remark (450 chars)

    Sweet and solid money making double-true side by side City Duplex! This is an investment property worth looking at-all utilities are separated and paid for by tenant and there is good parking for all. Centrally located and convenient to all Schools shopping and parks!! Both units are large with kitchen living and dining areas plus 3 large bedrooms and attic and basement area for storage! This is one to check out-both units are currently rented.

14. 2021-03-31
    soldstatus $97,500
15. 2021-03-30
    soldstatus $97,500 Closed Sale or Rented
16. 2021-01-07
    status Pending Sale
17. 2020-12-30
    listed $99,900 Active

ⓘ 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: $2,482 · $207/mo
• Projected year-2 tax: $2,677 · $223/mo
• Expected delta: +$195/yr (+$16/mo · 7.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,311
• − Mortgage interest: −$9,517
• − Property taxes: −$2,482
• − Insurance: −$850
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$4,943
• Taxable income: $950
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $3,374/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: Batavia City School District
• NCES district ID: 3603990
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 50% ▲ 4.00%
• Median HH income: $43,288
• Composite: 37.13/100
• National rank: #4490
• State rank: #477 of 590 in NY

Livability — Batavia

• Score: 68/100
• State rank: #536
• US rank: #9660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Batavia, NY
• County: Genesee County · 22,002 people
• City population: 22,002
• Metro: Batavia, NY
• Population (ZIP): 22,002
• Household income: $62,655
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 817.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 56,113 people
• By 2030: 54,140 · -3.5%
• By 2040: 49,368 · -12.0%
• By 2050: 43,911 · -21.7%
• By 2075: 32,511 · -42.1%
• By 2100: 21,695 · -61.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Romanian 11% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Genesee

• 2024 margin: Solid R (+34.0) · D 33.0% · R 67.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -18.4pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+31.7 2016: R+37.0 2012: R+20.9 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.58%
• Current HPI: 263.2147
• Rent YoY: —
• Metro: Batavia, 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

+70.1% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $169,900 UNYREIS
• 2026-04-27 Price Changed $174,900 UNYREIS
• 2026-04-13 Listed $179,900 UNYREIS
• 2022-11-30 Sold (Public Records) $139,900 Public Records
• 2022-11-30 Sold (MLS) $139,900 WNYREIS
• 2022-10-03 Pending — WNYREIS
• 2022-09-08 Listed $139,900 WNYREIS
• 2021-03-31 Sold (Public Records) $97,500 Public Records
• 2021-03-30 Sold (MLS) $97,500 WNYREIS
• 2021-01-07 Pending — WNYREIS
• 2020-12-30 Listed $99,900 WNYREIS

Property tax history

-3.2%/yr

Latest (2025): $2,482 · -42.4% YoY. Source: county tax records.