30 Pearl St · Batavia, NY 14020

$189,900

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 8 Days on market

Built 1900 6,348 sqft lot Est $196k · at est.

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +8.8/15.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY with CHARM & SPACE! Welcome to 30 Pearl St in the City of Batavia, the colonial you’ve been waiting for w/ the perfect blend of warm country feel & modern updates throughout. Ideally located across from Williams Park, just minutes to Main Street shops, restaurants & everyday conveniences and a short drive to Batavia Downs. Room for the whole family w/ up to 5 bedrooms, 1 full bath & over 1,500 sqft of living space incl the recently finished attic! Almost everything in this home has been redone since 2021 when it was down to the studs! You’ll love the storybook curb appeal w/ tidy landscaping & inviting covered front porch. Step insi

Key facts

• Brick backsplash
• Abundant cabinetry
• Granite counters

Tags

• RECENTLY FINISHED ATTIC
• INVITING COVERED FRONT PORCH
• NEWLY RENOVATED EAT IN KITCHEN
• ABUNDANT CABINETRY
• GRANITE COUNTERS
• BRICK BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-9 ($-103/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (19.3% below list).
• Recommended offer: $153k (19.3% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $50k; list at $190k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $153,300 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $195,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43-45 Roosevelt Ave	0.43mi	3/1.0	1,348 (+1%)	1mo	$245,000	$182	79
23 Adams St	0.28mi	4/1.0 (+1)	1,368 (+2%)	1mo	$225,000	$164	77
152 S Main St	0.36mi	3/2.0	1,300 (-3%)	4mo	$150,000	$115	70
21 Lewis Ave	0.53mi	3/1.0	1,392 (+4%)	1mo	$190,000	$136	68
2 Lincoln Ave	0.44mi	4/1.0 (+1)	1,344 (+0%)	9mo	$164,900	$123	67
10 Montclair Ave	0.28mi	4/1.0 (+1)	1,200 (-10%)	8mo	$161,000	$134	58
30 N Lyon St	0.36mi	3/1.5	1,477 (+10%)	9mo	$125,500	$85	56
2 Charles St	0.47mi	4/2.0 (+1)	1,270 (-5%)	9mo	$215,500	$170	53
26 Dellinger Ave	0.37mi	3/1.5	1,536 (+15%)	8mo	$164,000	$107	50
50 Union St	0.55mi	3/1.5	1,196 (-11%)	8mo	$175,000	$146	48
71 River St	0.66mi	4/1.0 (+1)	1,180 (-12%)	1mo	$212,500	$180	43
48 Redfield Pkwy	0.73mi	4/2.0 (+1)	1,248 (-7%)	3mo	$230,000	$184	43

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-31,352
• Equity at exit: $28,315

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-28,141
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$996
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-9

Break-even live

Break-even rent $1,544

Max offer price $188,385

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $45	+0% $-9	+5% $-62	+10% $-116
Rent	-10% $-130	-5% $-69	+0% $-9	+5% $52	+10% $113
Rate	-1.0pp $87	-0.5pp $40	base $-9	+0.5pp $-58	+1.0pp $-108

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	3d	1	0.57mi
224 State St Batavia, NY	2.0	1.0	1000	$1,150	$1.15	3d	1	0.86mi
10 Woodstock Gdns Unit 10 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	3d	1	1.40mi
219 N Spruce St Batavia, NY	2.0	1.0	1007	$1,230	$1.22	45d	1	1.44mi
115 Woodstock Gdns Unit 115 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	11d	1	1.45mi

Listing history 25 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   listed $189,900 Active
3. 2021-09-01
   soldstatus $50,000
4. 2018-12-20
   historical
5. 2018-10-08
   price $59,500
6. 2018-08-08
   price $41,400
7. 2018-07-16
   price $41,500
8. 2018-07-07
   price $42,500
9. 2018-06-27
   price $42,900
10. 2018-06-22
    price $43,000
11. 2018-05-19
    price $43,300
12. 2018-05-10
    price $43,500
13. 2018-04-29
    price $43,900
14. 2018-04-04
    price $44,444
15. 2018-03-12
    price $44,985
16. 2018-03-06
    price $46,269
17. 2018-02-11
    price $47,695
18. 2018-02-08
    price $47,850
19. 2018-02-02
    price $49,950
20. 2018-01-22
    price $54,900
21. 2018-01-18
    price $56,900
22. 2018-01-12
    price $57,800
23. 2018-01-09
    price $57,900
24. 2017-12-22
    listed $59,000 Active
25. 2001-08-29
    soldstatus $59,500

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$737/yr (+$61/mo · 42.4%)

ⓘ 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: $18,396
• − Mortgage interest: −$10,637
• − Property taxes: −$1,736
• − Insurance: −$950
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,524
• Taxable loss: −$3,395
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $712/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

+219.2% since first listed

25 events — show timeline

• 2026-04-24 Pending — UNYREIS
• 2026-04-16 Listed $189,900 UNYREIS
• 2021-09-01 Sold (Public Records) $50,000 Public Records
• 2018-12-20 Listing Removed — WNYREIS
• 2018-10-08 Price Changed $59,500 WNYREIS
• 2018-08-08 Price Changed $41,400 WNYREIS
• 2018-07-16 Price Changed $41,500 WNYREIS
• 2018-07-07 Price Changed $42,500 WNYREIS
• 2018-06-27 Price Changed $42,900 WNYREIS
• 2018-06-22 Price Changed $43,000 WNYREIS
• 2018-05-19 Price Changed $43,300 WNYREIS
• 2018-05-10 Price Changed $43,500 WNYREIS
• 2018-04-29 Price Changed $43,900 WNYREIS
• 2018-04-04 Price Changed $44,444 WNYREIS
• 2018-03-12 Price Changed $44,985 WNYREIS
• 2018-03-06 Price Changed $46,269 WNYREIS
• 2018-02-11 Price Changed $47,695 WNYREIS
• 2018-02-08 Price Changed $47,850 WNYREIS
• 2018-02-02 Price Changed $49,950 WNYREIS
• 2018-01-22 Price Changed $54,900 WNYREIS
• 2018-01-18 Price Changed $56,900 WNYREIS
• 2018-01-12 Price Changed $57,800 WNYREIS
• 2018-01-09 Price Changed $57,900 WNYREIS
• 2017-12-22 Listed $59,000 WNYREIS
• 2001-08-29 Sold (Public Records) $59,500 Public Records

Property tax history

-1.4%/yr

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