5 Woodrow Rd · Batavia, NY 14020

$179,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 7 Days on market

Built 1929 3,690 sqft lot $144/sqft · 14% below area Est $208k · 14% 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 +18.4/30.0
• ARV discount +13.7/15.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• 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

Super solid City home on great street close to all the action! Schools, shopping and thruway!! This home has all the updates you could want-windows, roof, furnace/ac, electical. There is great woodwork thruout, and hardwood floors! Clean neat and ready to move in!

Key facts

• Quiet street
• Covered front porch
• Dining room

Tags

• QUIET STREET
• DETACHED GARAGE
• COVERED FRONT PORCH
• FOYER AREA
• HARDWOOD FLOORS
• DINING ROOM

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story property; Existing/resale condition
• Construction: Vinyl siding; Shingle roof; Block foundation; Built as existing structure
• Exterior features: Covered porch; Porch; Blacktop driveway; TV antenna; Rectangular residential lot; City street frontage; Lot dimensions approximately 41 x 90

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Geothermal heating; Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Natural woodwork; Thermal windows
• Laundry & utility: Washer and dryer; Laundry located in basement; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (11.3% below list).
• Recommended offer: $160k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 2 comparable units currently listed for rent nearby; 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $83k; list at $180k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,528 (11.3% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

• ARV (median comp): $208,479
• List price: $179,900
• Delta: -13.71%
• 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
48 Redfield Pkwy	0.21mi	4/2.0 (+1)	1,248 (0%)	3mo	$230,000	$184	79
50 Union St	0.20mi	3/1.5	1,196 (-4%)	8mo	$175,000	$146	75
152 S Main St	0.27mi	3/2.0	1,300 (+4%)	4mo	$150,000	$115	73
10 Montclair Ave	0.36mi	4/1.0 (+1)	1,200 (-4%)	8mo	$161,000	$134	66
43-45 Roosevelt Ave	0.48mi	3/1.0	1,348 (+8%)	1mo	$245,000	$182	64
71 River St	0.53mi	4/1.0 (+1)	1,180 (-5%)	1mo	$212,500	$180	60
2 Charles St	0.47mi	4/2.0 (+1)	1,270 (+2%)	9mo	$215,500	$170	59
23 Adams St	0.44mi	4/1.0 (+1)	1,368 (+10%)	1mo	$225,000	$164	58
54 River St	0.48mi	3/1.0	1,100 (-12%)	1mo	$160,000	$145	57
21 Lewis Ave	0.74mi	3/1.0	1,392 (+12%)	1mo	$190,000	$136	46
2 Lincoln Ave	0.69mi	4/1.0 (+1)	1,344 (+8%)	9mo	$164,900	$123	43
153 Oak St	0.56mi	4/1.0 (+1)	1,407 (+13%)	6mo	$101,000	$72	42

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-18,518
• Equity at exit: $26,824

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,625
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $168

Break-even live

Break-even rent $1,383

Max offer price $179,900

Occupancy floor 84%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 State St Batavia, NY	2.0	1.0	1000	$1,150	$1.15	1d	1	0.97mi
105 Main St Unit 2 Batavia, NY	2.0	2.0	950	$2,100	$2.21	1d	1	1.07mi

Listing history 5 events

1. 2026-05-06
   status Pending 765-char remark
2. 2026-04-29
   listed $179,900 Active 765-char remark
3. 2014-01-03
   soldstatus $83,000 267-char remark

   Show marketing remark (267 chars)

   Super solid City home on great street close to all the action! Schools, shopping and thruway!! This home has all the updates you could want-windows, roof, furnace/ac, electical. There is great woodwork thruout, and hardwood floors! Clean neat and ready to move in!

4. 2014-01-03
   soldstatus $83,000

   Show marketing remark (267 chars)

   Super solid City home on great street close to all the action! Schools, shopping and thruway!! This home has all the updates you could want-windows, roof, furnace/ac, electical. There is great woodwork thruout, and hardwood floors! Clean neat and ready to move in!

5. 2013-10-25
   listed $89,900 267-char remark

   Show marketing remark (267 chars)

   Super solid City home on great street close to all the action! Schools, shopping and thruway!! This home has all the updates you could want-windows, roof, furnace/ac, electical. There is great woodwork thruout, and hardwood floors! Clean neat and ready to move in!

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,963 · $164/mo
• Expected delta: +$1,077/yr (+$90/mo · 121.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% 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: $19,143
• − Mortgage interest: −$10,077
• − Property taxes: −$886
• − Insurance: −$900
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$5,233
• Taxable loss: −$1,016
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $2,260/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

+100.1% since first listed

5 events — show timeline

• 2026-05-06 Pending — WNYREIS
• 2026-04-29 Listed $179,900 WNYREIS
• 2014-01-03 Sold (Public Records) $83,000 Public Records
• 2014-01-03 Sold (MLS) $83,000 WNYREIS
• 2013-10-25 Listed $89,900 WNYREIS

Property tax history

-10.5%/yr

Latest (2025): $886 · -42.7% YoY. Source: county tax records.