13 Orange Grove Dr · Batavia, NY 14020

$34,000

2 bd · 1.0 ba · 980 sqft · SingleFamily · 9 Days on market

Built 1987

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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 +4.5/10.0
• 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

Great location close to Genesee Community College and all the local amenities Batavia has to offer. Affordable living with all appliances included with the sale as well as a freestanding window air conditioning unit. Potential buyers need to be approved by Cook Properties. Current owners paying lot rent of $560. Covered deck with ramp for easy access. Toro walk mower included. Shed has power for potential work shop area. Awesome opportunity!

Key facts

• Tub shower surround
• Remodeled bathroom
• New gutters

Tags

• MOVE IN READY
• NEW ROOF
• NEW GUTTERS
• NEW VINYL FLOORING
• REMODELED BATHROOM
• TUB SHOWER SURROUND

Property features AI

Finance

• Financial info: Land lease: $630
• HOA & community: Private road frontage; Lot is rectangular and wooded

Exterior

• Parking: No garage; Driveway parking; Shared driveway access
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-wide mobile home; Zimmer - Windsor model; 1 story; Existing condition
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Block foundation
• Exterior features: Blacktop driveway; Shared driveway; Deck; Covered and open porch; Shed(s) / storage; See remarks

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Gas oven and gas range; Microwave; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 2 main-level bedrooms; Bedroom 1 (first level) — approx. 10 x 10; Bedroom 2 (first level) — approx. 8 x 8
• Flooring: Vinyl flooring; Various other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced air heating; Window air conditioning units; Programmable thermostat
• Interior features: Breakfast bar; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Programmable thermostat; Accessible bedroom; Accessible kitchen
• Laundry & utility: Main-level laundry / accessible utilities; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Cap rate 37.5% 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.
• Byron-Bergen Central School District (rural): math 52% / reading 51% proficiency, ranked #348 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $235 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $22k; list at $34k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $34,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 4.16% ✓
• Cap rate: 37.46%
• Cash-on-cash: 111.30%
• DSCR: 5.95
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.33×
• Total profit: $50,752
• Equity at exit: $5,070

10-year hold

• IRR: —
• Equity multiple: 13.26×
• Total profit: $116,698
• Equity at exit: $2,940

Cash invested: $9,520 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$178
• Tax est. 1.5%: −$42 /mo · $510/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $883

Break-even live

Break-even rent $297

Max offer price $34,000

Occupancy floor 33%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Med Tech Dr Batavia, NY	1.0–3.0	1.0–1.5	1232	$1,822	$1.48	2d	2	0.63mi
242 N Spruce St Batavia, NY	1.0	1.0	756	$1,020	$1.35	2d	1	1.40mi
115 Woodstock Gdns Unit 115 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	10d	1	1.48mi

Listing history 20 events

1. 2026-06-07
   status $34,000 Pending 9 DOM
2. 2026-06-05
   days on market $34,000 Active 9 DOM
3. 2026-06-04
   days on market $34,000 Active 7 DOM
4. 2026-06-02
   days on market $34,000 Active 6 DOM
5. 2026-06-01
   days on market $34,000 Active 5 DOM
6. 2026-05-31
   days on market $34,000 Active 4 DOM
7. 2026-05-31
   days on market $34,000 Active 3 DOM
8. 2026-05-27
   listed $34,000 Active
9. 2024-04-19
   soldstatus $22,022 Closed 445-char remark

   Show marketing remark (445 chars)

   Great location close to Genesee Community College and all the local amenities Batavia has to offer. Affordable living with all appliances included with the sale as well as a freestanding window air conditioning unit. Potential buyers need to be approved by Cook Properties. Current owners paying lot rent of $560. Covered deck with ramp for easy access. Toro walk mower included. Shed has power for potential work shop area. Awesome opportunity!

10. 2024-03-30
    status Pending 445-char remark

    Show marketing remark (445 chars)

    Great location close to Genesee Community College and all the local amenities Batavia has to offer. Affordable living with all appliances included with the sale as well as a freestanding window air conditioning unit. Potential buyers need to be approved by Cook Properties. Current owners paying lot rent of $560. Covered deck with ramp for easy access. Toro walk mower included. Shed has power for potential work shop area. Awesome opportunity!

11. 2024-03-25
    listed $21,900 Active 445-char remark

    Show marketing remark (445 chars)

    Great location close to Genesee Community College and all the local amenities Batavia has to offer. Affordable living with all appliances included with the sale as well as a freestanding window air conditioning unit. Potential buyers need to be approved by Cook Properties. Current owners paying lot rent of $560. Covered deck with ramp for easy access. Toro walk mower included. Shed has power for potential work shop area. Awesome opportunity!

12. 2021-04-01
    soldstatus $18,000 Closed Sale or Rented 271-char remark

    Show marketing remark (271 chars)

    Well cared for mobile home in Country Meadows. Lot rent includes water & sewer. Newer covered deck with ramp and a storage shed. Roof appx 5 years old. Move right in, ready to go. Very affordable living in a good location. All appliances & fireplace included.

13. 2021-03-23
    status Pending Sale 271-char remark

    Show marketing remark (271 chars)

    Well cared for mobile home in Country Meadows. Lot rent includes water & sewer. Newer covered deck with ramp and a storage shed. Roof appx 5 years old. Move right in, ready to go. Very affordable living in a good location. All appliances & fireplace included.

14. 2021-03-14
    status Under Contract- Do Not Show 271-char remark

    Show marketing remark (271 chars)

    Well cared for mobile home in Country Meadows. Lot rent includes water & sewer. Newer covered deck with ramp and a storage shed. Roof appx 5 years old. Move right in, ready to go. Very affordable living in a good location. All appliances & fireplace included.

15. 2021-03-13
    price $19,000 271-char remark

    Show marketing remark (271 chars)

    Well cared for mobile home in Country Meadows. Lot rent includes water & sewer. Newer covered deck with ramp and a storage shed. Roof appx 5 years old. Move right in, ready to go. Very affordable living in a good location. All appliances & fireplace included.

16. 2021-01-30
    listed $22,000 Active 271-char remark

    Show marketing remark (271 chars)

    Well cared for mobile home in Country Meadows. Lot rent includes water & sewer. Newer covered deck with ramp and a storage shed. Roof appx 5 years old. Move right in, ready to go. Very affordable living in a good location. All appliances & fireplace included.

17. 2018-10-02
    soldstatus $18,000 Closed Sale or Rented
18. 2018-09-22
    status Under Contract- Do Not Show
19. 2018-08-15
    price $22,000
20. 2018-06-04
    listed $24,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $16,982
• − Mortgage interest: −$1,905
• − Property taxes: −$510
• − Insurance: −$170
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$989
• Taxable income: $10,691
• Est. tax owed @ 24.0%: −$2,566
• After-tax cash flow: $8,030/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: Byron-Bergen Central School District
• NCES district ID: 3606090
• Math proficiency: 52% ▼ -5.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $55,527
• Composite: 44.57/100
• National rank: #2785
• State rank: #348 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

• 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

+41.7% since first listed

13 events — show timeline

• 2026-05-27 Listed $34,000 UNYREIS
• 2024-04-19 Sold (MLS) $22,022 WNYREIS
• 2024-03-30 Pending — WNYREIS
• 2024-03-25 Listed $21,900 WNYREIS
• 2021-04-01 Sold (MLS) $18,000 UNYREIS
• 2021-03-23 Pending — UNYREIS
• 2021-03-14 Pending — UNYREIS
• 2021-03-13 Price Changed $19,000 UNYREIS
• 2021-01-30 Listed $22,000 UNYREIS
• 2018-10-02 Sold (MLS) $18,000 WNYREIS
• 2018-09-22 Pending — WNYREIS
• 2018-08-15 Price Changed $22,000 WNYREIS
• 2018-06-04 Listed $24,000 WNYREIS