52 Pearl St · Batavia, NY 14020

$159,900

4 bd · 2.0 ba · 2,376 sqft · MultiFamily public records · 18 Days on market

Built 1900 0.48 ac lot $67/sqft · 18% below area Est $195k · 18% 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

Situated across from Williams Park, this well-maintained two-family home at 52 Pearl Street offers flexibility for both investors and owner-occupants. Currently rented to long-term tenants, the property provides immediate income potential or the option to live in one unit while renting the other. Each unit features two bedrooms and one full bathroom, with hardwood floors and beautiful natural woodwork throughout. Appliances are included, and both units have separate gas and electric utilities for added convenience. Set on a private 0.70-acre lot, the property offers plenty of outdoor space. While a portion of the land lies within a flood zone, an elevation survey may help address this. A la

Key facts

• Ample parking
• Two-family home
• New trex decking

Tags

• TWO-FAMILY HOME
• PRIVATE 0.70-ACRE LOT
• AMPLE PARKING
• LOFT AREA
• HOT WATER TANKS REPLACED
• NEW TREX DECKING

Property features AI

Finance

• Other: Owner pays garage, snow removal, and water; rent includes parking, snow removal, and water
• Financial info: Gross annual income listed as $19,800; Operating expenses include snow removal, utilities, and water; Units are month-to-month; Unit rents reported: $800 and $850

Exterior

• Parking: Paved parking; Garage with garage door opener; Two or more parking spaces
• Utilities: Cable available; Electricity connected (circuit breakers); High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story residential 2-unit building; Existing structure
• Construction: Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Deck; Porch; Partial fence; Flood zone; Irregular lot; Main thoroughfare frontage

Interior

• Kitchen: Unit 2 includes Oven/Range and Refrigerator
• Bedrooms: Two 2-bedroom units (each unit listed as 2 bedrooms)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms in the building (each unit has 1 full bathroom)
• Heating & cooling: Gas heating; Hot water/steam heating
• Interior features: Ceiling fan(s); Storage; Natural woodwork; Window treatments; Drapes
• Laundry & utility: Unit 2 includes Washer and Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive. Per door: $470/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: 90 active listings in the ZIP; 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).
• At $3,173/mo this rent would consume 61% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.98% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.53%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $194,510
• List price: $159,900
• Delta: -17.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Ellicott Ave	0.34mi	4/2.0	2,392 (+1%)	7mo	$120,000	$50	77

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: 18.8%
• Equity multiple: 1.77×
• Total profit: $34,268
• Equity at exit: $23,842

10-year hold

• IRR: 27.3%
• Equity multiple: 3.42×
• Total profit: $108,250
• Equity at exit: $13,825

Cash invested: $44,772 (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: 90
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,173 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$67
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $940

Break-even live

Break-even rent $1,984

Max offer price $159,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,030	-5% $985	+0% $940	+5% $894	+10% $849
Rent	-10% $689	-5% $814	+0% $940	+5% $1,065	+10% $1,190
Rate	-1.0pp $1,020	-0.5pp $980	base $940	+0.5pp $898	+1.0pp $856

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,172
Total (2 units)			$3,173

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   status Pending 1145-char remark
2. 2026-05-04
   historical Active Under Contract 1145-char remark
3. 2026-04-24
   listed $159,900 Active 1145-char remark
4. 2022-11-29
   soldstatus $135,000
5. 2007-05-02
   soldstatus $84,550

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$142/yr (+$12/mo · 5.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 23% 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: $38,076
• − Mortgage interest: −$8,957
• − Property taxes: −$2,417
• − Insurance: −$6,325
• − Repairs & maintenance: −$3,046
• − Management: −$3,046
• − Depreciation: −$4,652
• Taxable income: $9,633
• Est. tax owed @ 24.0%: −$2,312
• After-tax cash flow: $8,964/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

+89.1% since first listed

5 events — show timeline

• 2026-05-12 Pending — WNYREIS
• 2026-05-04 Contingent — WNYREIS
• 2026-04-24 Listed $159,900 WNYREIS
• 2022-11-29 Sold (Public Records) $135,000 Public Records
• 2007-05-02 Sold (Public Records) $84,550 Public Records

Property tax history

-3.9%/yr

Latest (2025): $2,417 · -47.7% YoY. Source: county tax records.