13 South Lyon St · Batavia, NY 14020

$119,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 70 Days on market

Built 1923 3,200 sqft lot $105/sqft · 25% below area Est $161k · 25% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Cozy 3-bedroom Traditional home centrally located in the city of Batavia! The home is currently rented for $675/mo. to long term tenants. You could continue to rent the home or easily move in yourself. Nice size living room, formal dining room, modern kitchen, 1st floor laundry area, the 2nd floor features 3 bedrooms and a full bathroom, full dry basement, some new plumbing, new electric service 2009, roof was replaced in 2009, large front porch. Flood insurance is NOT required on this home. Check it out!! NO DELAYED NEGOTIATIONS!!

Key facts

• New electric service
• New plumbing
• Large front porch

Tags

• MODERN KITCHEN
• 1ST FLOOR LAUNDRY AREA
• FULL DRY BASEMENT
• LARGE FRONT PORCH
• NEW PLUMBING
• NEW ELECTRIC SERVICE

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$160,583) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $120k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $160,583
• List price: $119,900
• Delta: -25.33%
• 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
19 Madison Ave	0.23mi	3/1.0	1,136 (-1%)	13mo	$225,000	$198	77
10 Montclair Ave	0.16mi	4/1.0 (+1)	1,200 (+5%)	8mo	$161,000	$134	73
54 River St	0.53mi	3/1.0	1,100 (-4%)	1mo	$160,000	$145	68
42 Porter Ave	0.52mi	3/1.0	1,100 (-4%)	2mo	$120,000	$109	68
50 Union St	0.36mi	3/1.5	1,196 (+4%)	8mo	$175,000	$146	67
71 River St	0.55mi	4/1.0 (+1)	1,180 (+3%)	1mo	$212,500	$180	63
49 Kingsbury Ave	0.35mi	3/1.0	1,248 (+9%)	10mo	$160,000	$128	61
152 S Main St	0.19mi	3/2.0	1,300 (+14%)	4mo	$150,000	$115	60
17 N Lyon St	0.18mi	4/1.5 (+1)	992 (-13%)	13mo	$140,000	$141	52
154 Walnut St	0.71mi	3/1.0	1,081 (-6%)	9mo	$130,000	$120	50
48 Redfield Pkwy	0.52mi	4/2.0 (+1)	1,248 (+9%)	3mo	$230,000	$184	49
2 Charles St	0.39mi	4/2.0 (+1)	1,270 (+11%)	9mo	$215,500	$170	47

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $8,877
• Equity at exit: $17,877

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $44,182
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $444

Break-even live

Break-even rent $1,003

Max offer price $119,900

Occupancy floor 67%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Main St Unit 2 Batavia, NY	2.0	2.0	950	$2,100	$2.21	1d	1	0.76mi
224 State St Batavia, NY	2.0	1.0	1000	$1,150	$1.15	1d	1	0.86mi
10 Woodstock Gdns Unit 10 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	1d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $119,900 Active 70 DOM
2. 2026-06-18
   days on market $119,900 Active 69 DOM
3. 2026-06-17
   days on market $119,900 Active 68 DOM
4. 2026-06-16
   days on market $119,900 Active 67 DOM
5. 2026-06-15
   days on market $119,900 Active 66 DOM
6. 2026-06-14
   days on market $119,900 Active 64 DOM
7. 2026-06-12
   days on market $119,900 Active 63 DOM
8. 2026-06-09
   remarks 658-char remark
9. 2026-06-09
   days on market $119,900 Active 60 DOM
10. 2026-06-08
    days on market $119,900 Active 59 DOM
11. 2026-06-07
    days on market $119,900 Active 58 DOM
12. 2026-06-07
    days on market $119,900 Active 57 DOM
13. 2026-06-04
    days on market $119,900 Active 54 DOM
14. 2026-06-02
    days on market $119,900 Active 53 DOM
15. 2026-06-01
    days on market $119,900 Active 52 DOM
16. 2026-05-31
    days on market $119,900 Active 51 DOM
17. 2026-05-31
    days on market $119,900 Active 50 DOM
18. 2026-04-10
    listed $119,900 Active 537-char remark

    Show marketing remark (537 chars)

    Cozy 3-bedroom Traditional home centrally located in the city of Batavia! The home is currently rented for $675/mo. to long term tenants. You could continue to rent the home or easily move in yourself. Nice size living room, formal dining room, modern kitchen, 1st floor laundry area, the 2nd floor features 3 bedrooms and a full bathroom, full dry basement, some new plumbing, new electric service 2009, roof was replaced in 2009, large front porch. Flood insurance is NOT required on this home. Check it out!! NO DELAYED NEGOTIATIONS!!

19. 2001-05-18
    soldstatus $22,500

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$332/yr (+$28/mo · 24.3%)

ⓘ 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 (shaded) · 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: $18,785
• − Mortgage interest: −$6,716
• − Property taxes: −$1,363
• − Insurance: −$600
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,488
• Taxable income: $3,613
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,466/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

+432.9% since first listed

2 events — show timeline

• 2026-04-10 Listed $119,900 WNYREIS
• 2001-05-18 Sold (Public Records) $22,500 Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,363 · -47.7% YoY. Source: county tax records.