127 Hutchins St · Batavia, NY 14020

$189,900

3 bd · 2.0 ba · 1,772 sqft · MultiFamily public records · 46 Days on market

Built 1880 6,760 sqft lot $107/sqft · 17% below area Est $228k · 17% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well cared for charming 2 family home. Perfect opportunity to occupy and rent. Both units have separate paved driveways for plenty of parking or visitors. Both units have vinyl windows, cozy hot-water baseboard heating and separate utilities. Lower unit has 2 bedrooms, covered front porch, large eat in kitchen, French doors, large living room, enclosed back porch with washer and dryer. Upper unit has 3 bedrooms, enclosed entrance, good sized living room, large kitchen. Basement has glass block windows and 2 ways to enter. Please allow 24 hours for life of offer, the seller will consider offers as they are presented. No sign on property.

Key facts

• Covered front porch
• Enclosed entrance
• Separate utilities

Tags

• PAVED DRIVEWAY
• SEPARATE UTILITIES
• COVERED FRONT PORCH
• ENCLOSED BACK PORCH
• WASHER AND DRYER
• ENCLOSED ENTRANCE

Property features AI

Finance

• Financial info: Owner pays grounds care; Rent includes gardener; Operating expense details: see remarks; Two-unit multifamily property with separate gas and electric meters

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Cable available; Public water connected; Sewer connected
• Home design: Two-story building; Existing construction
• Construction: Vinyl siding exterior; Asphalt roof; Block foundation
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Unit 1: Eat-in kitchen; Unit 2: Eat-in kitchen with oven/range and refrigerator
• Bedrooms: One unit with 3 bedrooms; One unit with 2 bedrooms
• Flooring: Carpet; Hardwood; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Full walk-up basement with exterior entry
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive. Per door: $431/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 1 comparable units currently listed for rent nearby; 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).
• At $2,971/mo this rent would consume 57% of the median local household income ($63k/yr) (locally 817% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Genesee County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $192/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $228,499
• List price: $189,900
• Delta: -16.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Pringle Ave	0.35mi	4/2.0 (+1)	1,900 (+7%)	10mo	$169,000	$89	58
107 Watson St	0.56mi	4/2.0 (+1)	1,720 (-3%)	16mo	$55,000	$32	51
1 Cone St	0.30mi	3/2.0	1,521 (-14%)	20mo	$110,000	$72	46
5 Watson St	0.52mi	3/2.0	2,016 (+14%)	13mo	$105,000	$52	42
9 Watson St	0.53mi	4/3.0 (+1)	2,008 (+13%)	19mo	$86,000	$43	28

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $24,239
• Equity at exit: $28,315

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $92,362
• Equity at exit: $16,419

Cash invested: $53,172 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$996
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$79
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $861

Break-even live

Break-even rent $1,881

Max offer price $189,900

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,433
1× unit	3	1	$1,538
Total (2 units)			$2,971

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Manhattan Ave Batavia, NY	2.0	1.0	2162	$925	$0.43	10d	1	1.14mi

Listing history 16 events

1. 2026-06-14
   statusdays on market $189,900 Pending 46 DOM
2. 2026-06-12
   days on market $189,900 Active 45 DOM
3. 2026-06-09
   days on market $189,900 Active 42 DOM
4. 2026-06-08
   days on market $189,900 Active 41 DOM
5. 2026-06-07
   days on market $189,900 Active 40 DOM
6. 2026-06-07
   days on market $189,900 Active 39 DOM
7. 2026-06-04
   days on market $189,900 Active 36 DOM
8. 2026-06-02
   days on market $189,900 Active 35 DOM
9. 2026-06-01
   days on market $189,900 Active 34 DOM
10. 2026-05-31
    days on market $189,900 Active 33 DOM
11. 2026-05-31
    days on market $189,900 Active 32 DOM
12. 2026-04-28
    listed $189,900 Active 574-char remark
13. 2024-12-23
    soldstatus $172,000
14. 2024-12-20
    soldstatus $172,000 Closed 644-char remark

    Show marketing remark (644 chars)

    Well cared for charming 2 family home. Perfect opportunity to occupy and rent. Both units have separate paved driveways for plenty of parking or visitors. Both units have vinyl windows, cozy hot-water baseboard heating and separate utilities. Lower unit has 2 bedrooms, covered front porch, large eat in kitchen, French doors, large living room, enclosed back porch with washer and dryer. Upper unit has 3 bedrooms, enclosed entrance, good sized living room, large kitchen. Basement has glass block windows and 2 ways to enter. Please allow 24 hours for life of offer, the seller will consider offers as they are presented. No sign on property.

15. 2024-10-29
    status Pending 644-char remark

    Show marketing remark (644 chars)

    Well cared for charming 2 family home. Perfect opportunity to occupy and rent. Both units have separate paved driveways for plenty of parking or visitors. Both units have vinyl windows, cozy hot-water baseboard heating and separate utilities. Lower unit has 2 bedrooms, covered front porch, large eat in kitchen, French doors, large living room, enclosed back porch with washer and dryer. Upper unit has 3 bedrooms, enclosed entrance, good sized living room, large kitchen. Basement has glass block windows and 2 ways to enter. Please allow 24 hours for life of offer, the seller will consider offers as they are presented. No sign on property.

16. 2024-10-22
    listed $159,000 Active 644-char remark

    Show marketing remark (644 chars)

    Well cared for charming 2 family home. Perfect opportunity to occupy and rent. Both units have separate paved driveways for plenty of parking or visitors. Both units have vinyl windows, cozy hot-water baseboard heating and separate utilities. Lower unit has 2 bedrooms, covered front porch, large eat in kitchen, French doors, large living room, enclosed back porch with washer and dryer. Upper unit has 3 bedrooms, enclosed entrance, good sized living room, large kitchen. Basement has glass block windows and 2 ways to enter. Please allow 24 hours for life of offer, the seller will consider offers as they are presented. No sign on property.

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $2,915 · $243/mo
• Expected delta: +$295/yr (+$25/mo · 11.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $35,652
• − Mortgage interest: −$10,637
• − Property taxes: −$2,620
• − Insurance: −$3,258
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − Depreciation: −$5,524
• Taxable income: $7,907
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $8,438/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

+19.4% since first listed

6 events — show timeline

• 2026-06-14 Pending — UNYREIS
• 2026-04-28 Listed $189,900 UNYREIS
• 2024-12-23 Sold (Public Records) $172,000 Public Records
• 2024-12-20 Sold (MLS) $172,000 UNYREIS
• 2024-10-29 Pending — UNYREIS
• 2024-10-22 Listed $159,000 UNYREIS

Property tax history

-1.6%/yr

Latest (2025): $2,620 · -30.0% YoY. Source: county tax records.