15 Maple St · Batavia, NY 14020

$75,000

3 bd · 1.5 ba · 2,247 sqft · SingleFamily public records · 21 Days on market

Built 1890 5,920 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity knocks at 15 Maple Street in Batavia. Offering approximately 2,247 square feet, this 3-bedroom, 1-bath home presents a chance to build equity for the buyer willing to put in some work. The home features a traditional two-story layout with a living room, formal dining room, enclosed front porch, rear porch, and a first-floor full bathroom. All three bedrooms are located upstairs. A full basement provides additional storage space with laundry area, while public water and sewer add convenience. Outside, the property includes a detached single-car garage, shed, and a manageable 0.14-acre village lot. The vinyl siding and overall footprint offer a solid starting point for renovation,

Key facts

• Full basement
• Rear porch
• Enclosed front porch

Tags

• TRADITIONAL TWO STORY LAYOUT
• ENCLOSED FRONT PORCH
• REAR PORCH
• FULL BASEMENT
• DETACHED SINGLE CAR GARAGE
• MANAGEABLE VILLAGE LOT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story frame home; Resale property; Asphalt roof; Stone foundation; Street-facing on a city street
• Construction: Frame construction; Asphalt roof; Built (existing structure); Stone foundation
• Exterior features: Open porch; Concrete driveway; Shed(s) / additional storage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Resilient flooring; Varied flooring types
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heat
• Interior features: Entrance foyer; Eat-in kitchen; Full basement
• Laundry & utility: Washer and dryer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $75k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 1.95% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.42%
• DSCR: 2.49
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $244,923
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Walnut St	0.38mi	3/1.5	2,182 (-3%)	7mo	$66,000	$30	72
410 S Jackson St	0.52mi	3/2.5	2,152 (-4%)	9mo	$245,000	$114	57
29 Ellicott Ave	0.66mi	3/1.5	2,298 (+2%)	11mo	$250,000	$109	56
138 Jackson St	0.09mi	4/2.0 (+1)	2,006 (-11%)	22mo	$50,000	$25	53
24 Thomas Ave	0.57mi	4/1.5 (+1)	2,284 (+2%)	23mo	$205,000	$90	47
48 Ellicott Ave	0.72mi	4/2.5 (+1)	2,156 (-4%)	5mo	$328,000	$152	46
8 Brooklyn Ave	0.71mi	4/2.0 (+1)	2,205 (-2%)	15mo	$175,000	$79	44
14 Washington Ave	0.62mi	3/2.5	1,970 (-12%)	23mo	$233,500	$119	27

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: 28.7%
• Equity multiple: 2.20×
• Total profit: $25,145
• Equity at exit: $11,183

10-year hold

• IRR: 36.1%
• Equity multiple: 4.34×
• Total profit: $70,071
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $585

Break-even live

Break-even rent $721

Max offer price $75,000

Occupancy floor 55%

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: $18,750
• Closing costs: $2,250
• 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	0.91mi

Listing history 11 events

1. 2026-06-09
   statusdays on market $75,000 Pending 21 DOM
2. 2026-06-08
   days on market $75,000 Active 20 DOM
3. 2026-06-07
   days on market $75,000 Active 19 DOM
4. 2026-06-07
   days on market $75,000 Active 18 DOM
5. 2026-06-04
   days on market $75,000 Active 15 DOM
6. 2026-06-02
   days on market $75,000 Active 14 DOM
7. 2026-06-01
   days on market $75,000 Active 13 DOM
8. 2026-05-31
   days on market $75,000 Active 12 DOM
9. 2026-05-31
   days on market $75,000 Active 11 DOM
10. 2026-05-18
    listed $75,000 Active
11. 2000-04-27
    soldstatus $50,000

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,529
• − Mortgage interest: −$4,201
• − Property taxes: −$1,736
• − Insurance: −$375
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$2,182
• Taxable income: $6,231
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $5,522/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

+50.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $75,000 UNYREIS
• 2000-04-27 Sold (Public Records) $50,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,736 · -47.8% YoY. Source: county tax records.