248 Liberty St · Batavia, NY 14020

$120,000

4 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 27 Days on market

Built 1860 8,400 sqft lot Est $178k · 33% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Welcome to this well maintained two family home. This is the perfect oppurtunity to either invest or occupy and rent. Lower unit is a 1 bed 1 bath and upper unit is a 2 bed 1 bath. Both units have eat in kitchens as well. Both units are currently occupied with long term tennants!!

Key facts

• 8,400 sq ft lot
• Garage
• Built 1860

Property features AI

Finance

• Other: Operating expenses include fuel, insurance, and water/sewer; Separate electric meters for units (2); single separate gas meter
• Financial info: Owner pays heat, hot water, and water; Rent includes heat, hot water, and water; Two rental units (duplex); Unit 1: 2 beds, 1 bath — rent $750 (month-to-month; lease expires November 1, 2026); Unit 2: 1 bed, 1 bath — rent $600 (month-to-month)

Exterior

• Parking: Garage (1 car); Two or more outdoor parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Composite siding
• Construction: Block foundation; Composite siding construction; Existing structure (previously built)
• Exterior features: Rectangular residential lot; City street frontage; Gravel parking area

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchen(s)
• Bedrooms: Two-bedroom unit (one unit); One-bedroom unit (one unit)
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Gas heating; Radiator heating
• Interior features: Full basement; Varied interior flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $120k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $192/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.44%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $178,356
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 S Jackson St	0.10mi	3/2.5 (-1)	2,152 (+7%)	9mo	$245,000	$114	68
138 Jackson St	0.34mi	4/2.0	2,006 (+0%)	22mo	$50,000	$25	66
122 S Swan St	0.25mi	4/1.5	1,738 (-13%)	6mo	$155,000	$89	60
11 Morton Ave	0.35mi	3/2.0 (-1)	1,846 (-8%)	10mo	$184,500	$100	57
23 Maple St	0.45mi	5/1.5 (+1)	2,204 (+10%)	9mo	$181,500	$82	48

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $8,433
• Equity at exit: $17,892

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $43,568
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$50
• Flood insurance flood zone: −$192 /mo · $2,309/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $436

Break-even live

Break-even rent $1,237

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $504	-5% $470	+0% $436	+5% $402	+10% $368
Rent	-10% $295	-5% $365	+0% $436	+5% $507	+10% $577
Rate	-1.0pp $496	-0.5pp $466	base $436	+0.5pp $405	+1.0pp $373

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $120,000 Active 27 DOM
2. 2026-06-18
   days on market $120,000 Active 26 DOM
3. 2026-06-17
   days on market $120,000 Active 25 DOM
4. 2026-06-16
   days on market $120,000 Active 24 DOM
5. 2026-06-15
   days on market $120,000 Active 23 DOM
6. 2026-06-14
   pricedays on market $120,000 Active 21 DOM
7. 2026-06-12
   days on market $150,000 Active 20 DOM
8. 2026-06-09
   days on market $150,000 Active 17 DOM
9. 2026-06-08
   days on market $150,000 Active 16 DOM
10. 2026-06-07
    days on market $150,000 Active 15 DOM
11. 2026-06-07
    days on market $150,000 Active 14 DOM
12. 2026-06-04
    days on market $150,000 Active 11 DOM
13. 2026-06-02
    days on market $150,000 Active 10 DOM
14. 2026-06-01
    days on market $150,000 Active 9 DOM
15. 2026-05-31
    days on market $150,000 Active 8 DOM
16. 2026-05-31
    days on market $150,000 Active 7 DOM
17. 2026-05-23
    listed $150,000 Active
18. 2019-09-11
    soldstatus $56,500
19. 2011-09-30
    soldstatus $36,300

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$381/yr (+$32/mo · 30.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $21,464
• − Mortgage interest: −$6,722
• − Property taxes: −$1,265
• − Insurance: −$2,909
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$3,491
• Taxable income: $3,642
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,356/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

+313.2% since first listed

3 events — show timeline

• 2026-05-23 Listed $150,000 UNYREIS
• 2019-09-11 Sold (Public Records) $56,500 Public Records
• 2011-09-30 Sold (Public Records) $36,300 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,265 · -47.6% YoY. Source: county tax records.