58 Columbia Ave · Batavia, NY 14020

$109,900

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 13 Days on market

Built 1900 2,046 sqft lot $93/sqft · 41% below area Est $185k · 41% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

A new Batavia, NY property is on the market. This 3, possibly 4, bedroom home, has a spacious kitchen, formal dining room and living room. The roof, furnace and water heater at 58 Columbia Ave are all less than 10 years old. There’s also a new refrigerator, natural gas range and sump pump. Having replacement windows throughout, an enclosed front porch and a detached garage will also appeal to many Genesee County home buyers and investors. The washer and dryer are also included. Offers to be reviewed as they are received.

Key facts

• Formal dining room
• Spacious kitchen
• Enclosed front porch

Tags

• SPACIOUS KITCHEN
• FORMAL DINING ROOM
• COMFORTABLE LIVING ROOM
• ENCLOSED FRONT PORCH
• REPLACEMENT WINDOWS
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story house; Existing/resale property
• Construction: Aluminum siding; Vinyl siding; Block and stone foundation
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Rectangular residential lot; City street frontage; Lot dimensions approximately 33 x 62

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Eat-in kitchen; Walk-in pantry
• Bedrooms: Convertible bedroom (may be used as bedroom)
• Flooring: Carpet; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Combined living/dining room; Walk-in pantry; Convertible bedroom; Full basement
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.2% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $95k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1900 — 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: 1.28% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $184,961
• List price: $109,900
• Delta: -40.58%
• 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
208 Ross St	0.12mi	3/1.5	1,234 (+5%)	4mo	$160,000	$130	82
55 Columbia Ave	0.02mi	3/1.0	1,120 (-5%)	11mo	$85,000	$76	81
138 Summit St	0.23mi	4/1.5 (+1)	1,248 (+6%)	5mo	$185,000	$148	68
175 Summit St	0.24mi	3/1.0	1,078 (-9%)	10mo	$165,000	$153	66
34 Trumbull Pkwy	0.38mi	3/1.0	1,248 (+6%)	10mo	$236,500	$190	65
108 East Ave	0.24mi	3/1.0	1,308 (+11%)	11mo	$179,400	$137	62
282 Ross St	0.37mi	3/1.5	1,076 (-9%)	6mo	$195,000	$181	61
114 North St	0.27mi	4/2.0 (+1)	1,248 (+6%)	10mo	$44,000	$35	60
9 Ellsworth Ave	0.20mi	3/1.0	1,349 (+14%)	8mo	$184,000	$136	60
7 Hull Park	0.26mi	3/1.5	1,344 (+14%)	6mo	$120,000	$89	58
42 Porter Ave	0.68mi	3/1.0	1,100 (-7%)	2mo	$120,000	$109	56
2 Lincoln Ave	0.71mi	4/1.0 (+1)	1,344 (+14%)	9mo	$164,900	$123	32

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,011
• Equity at exit: $16,386

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $33,792
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$576
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $358

Break-even live

Break-even rent $950

Max offer price $109,900

Occupancy floor 69%

Sensitivity live

Price	-10% $420	-5% $389	+0% $358	+5% $327	+10% $296
Rent	-10% $247	-5% $303	+0% $358	+5% $413	+10% $469
Rate	-1.0pp $413	-0.5pp $386	base $358	+0.5pp $330	+1.0pp $301

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Woodstock Gdns Unit 10 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	2d	1	0.28mi
115 Woodstock Gdns Unit 115 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	11d	1	0.33mi
219 N Spruce St Batavia, NY	2.0	1.0	1007	$1,230	$1.22	44d	1	0.34mi
224 State St Batavia, NY	2.0	1.0	1000	$1,150	$1.15	2d	1	0.53mi
105 Main St Unit 2 Batavia, NY	2.0	2.0	950	$2,100	$2.21	2d	1	0.63mi

Listing history 9 events

1. 2026-05-06
   listed $109,900 Active 540-char remark
2. 2024-02-15
   soldstatus $95,000 Closed 532-char remark

   Show marketing remark (532 chars)

   A new Batavia, NY property is on the market. This 3, possibly 4, bedroom home, has a spacious kitchen, formal dining room and living room. The roof, furnace and water heater at 58 Columbia Ave are all less than 10 years old. There’s also a new refrigerator, natural gas range and sump pump. Having replacement windows throughout, an enclosed front porch and a detached garage will also appeal to many Genesee County home buyers and investors. The washer and dryer are also included. Offers to be reviewed as they are received.

3. 2024-02-15
   soldstatus $95,000

   Show marketing remark (532 chars)

   A new Batavia, NY property is on the market. This 3, possibly 4, bedroom home, has a spacious kitchen, formal dining room and living room. The roof, furnace and water heater at 58 Columbia Ave are all less than 10 years old. There’s also a new refrigerator, natural gas range and sump pump. Having replacement windows throughout, an enclosed front porch and a detached garage will also appeal to many Genesee County home buyers and investors. The washer and dryer are also included. Offers to be reviewed as they are received.

4. 2023-12-27
   status Pending 532-char remark

   Show marketing remark (532 chars)

   A new Batavia, NY property is on the market. This 3, possibly 4, bedroom home, has a spacious kitchen, formal dining room and living room. The roof, furnace and water heater at 58 Columbia Ave are all less than 10 years old. There’s also a new refrigerator, natural gas range and sump pump. Having replacement windows throughout, an enclosed front porch and a detached garage will also appeal to many Genesee County home buyers and investors. The washer and dryer are also included. Offers to be reviewed as they are received.

5. 2023-10-10
   status Pending Sale 532-char remark

   Show marketing remark (532 chars)

   A new Batavia, NY property is on the market. This 3, possibly 4, bedroom home, has a spacious kitchen, formal dining room and living room. The roof, furnace and water heater at 58 Columbia Ave are all less than 10 years old. There’s also a new refrigerator, natural gas range and sump pump. Having replacement windows throughout, an enclosed front porch and a detached garage will also appeal to many Genesee County home buyers and investors. The washer and dryer are also included. Offers to be reviewed as they are received.

6. 2023-09-17
   status Under Contract- Do Not Show 532-char remark

   Show marketing remark (532 chars)

   A new Batavia, NY property is on the market. This 3, possibly 4, bedroom home, has a spacious kitchen, formal dining room and living room. The roof, furnace and water heater at 58 Columbia Ave are all less than 10 years old. There’s also a new refrigerator, natural gas range and sump pump. Having replacement windows throughout, an enclosed front porch and a detached garage will also appeal to many Genesee County home buyers and investors. The washer and dryer are also included. Offers to be reviewed as they are received.

7. 2023-09-09
   historical Continue to Show- Under Contract 532-char remark

   Show marketing remark (532 chars)

   A new Batavia, NY property is on the market. This 3, possibly 4, bedroom home, has a spacious kitchen, formal dining room and living room. The roof, furnace and water heater at 58 Columbia Ave are all less than 10 years old. There’s also a new refrigerator, natural gas range and sump pump. Having replacement windows throughout, an enclosed front porch and a detached garage will also appeal to many Genesee County home buyers and investors. The washer and dryer are also included. Offers to be reviewed as they are received.

8. 2023-08-24
   listed $99,900 Active 532-char remark

   Show marketing remark (532 chars)

   A new Batavia, NY property is on the market. This 3, possibly 4, bedroom home, has a spacious kitchen, formal dining room and living room. The roof, furnace and water heater at 58 Columbia Ave are all less than 10 years old. There’s also a new refrigerator, natural gas range and sump pump. Having replacement windows throughout, an enclosed front porch and a detached garage will also appeal to many Genesee County home buyers and investors. The washer and dryer are also included. Offers to be reviewed as they are received.

9. 2023-07-14
   soldstatus $80,000

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,699 · $142/mo
• Expected delta: +$158/yr (+$13/mo · 10.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $16,840
• − Mortgage interest: −$6,156
• − Property taxes: −$1,541
• − Insurance: −$550
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,197
• Taxable income: $2,701
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,648/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

+37.4% since first listed

10 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-06 Listed $109,900 UNYREIS
• 2024-02-15 Sold (Public Records) $95,000 Public Records
• 2024-02-15 Sold (MLS) $95,000 WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-10-10 Pending — WNYREIS
• 2023-09-17 Pending — WNYREIS
• 2023-09-09 Contingent — WNYREIS
• 2023-08-24 Listed $99,900 WNYREIS
• 2023-07-14 Sold (Public Records) $80,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,541 · -46.3% YoY. Source: county tax records.