158 Ross St · Batavia, NY 14020

$129,900

4 bd · 1.5 ba · 1,552 sqft · SingleFamily public records · 4 Days on market

Built 1900 4,000 sqft lot Est $178k · 27% 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 +8.7/10.0
• 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

Vinyl sided three bedroom home! First floor features: Living room with all new drywall and wood burning fireplace ( will need inspection before use) Owners never operated. Formal dining room with three large bay windows and adjacent half bath. eat in kitchen with appliances and walk in pantry/mud room. Spacious master bedroom plus two others and full bath on second level. Walk up attic for great storage and rear yard. Vinyl shed.

Key facts

• New furnace
• Natural light
• 4,000 sq ft lot

Tags

• NEW FURNACE
• NATURAL LIGHT
• FUNCTIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.9% 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 $898 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 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 $70k; list at $130k implies a 86% 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 $129,900

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: 1.37% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $178,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Ross St	0.00mi	3/1.5 (-1)	1,552 (0%)	1mo	$160,000	$103	94
136 Summit St	0.16mi	4/1.5	1,522 (-2%)	5mo	$130,000	$85	85
38 Tracy Ave	0.21mi	3/1.5 (-1)	1,536 (-1%)	1mo	$190,000	$124	83
25 Tracy Ave	0.24mi	4/2.0	1,544 (-0%)	5mo	$183,000	$119	82
2 Mckinley Ave	0.54mi	4/2.0	1,472 (-5%)	0mo	$170,000	$115	64
108 Tracy Ave	0.23mi	3/1.0 (-1)	1,421 (-8%)	5mo	$215,000	$151	64
268 Ross St	0.34mi	3/1.5 (-1)	1,696 (+9%)	2mo	$185,000	$109	62
130 Bank St St	0.27mi	3/1.0 (-1)	1,732 (+12%)	1mo	$50,000	$29	60
7 Hull Park	0.20mi	3/1.5 (-1)	1,344 (-13%)	6mo	$120,000	$89	58
115 N Spruce St	0.38mi	3/2.0 (-1)	1,696 (+9%)	4mo	$220,000	$130	57
24 Washington Ave	0.61mi	3/2.0 (-1)	1,620 (+4%)	6mo	$173,000	$107	52
21 Lewis Ave	0.56mi	3/1.0 (-1)	1,392 (-10%)	1mo	$190,000	$136	49

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $10,656
• Equity at exit: $19,369

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $50,208
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $497

Break-even live

Break-even rent $1,157

Max offer price $129,900

Occupancy floor 67%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-21
   status Pending
2. 2026-03-17
   listed $129,900 Active
3. 2017-08-02
   status Under Contract- Do Not Show 433-char remark

   Show marketing remark (433 chars)

   Vinyl sided three bedroom home! First floor features: Living room with all new drywall and wood burning fireplace ( will need inspection before use) Owners never operated. Formal dining room with three large bay windows and adjacent half bath. eat in kitchen with appliances and walk in pantry/mud room. Spacious master bedroom plus two others and full bath on second level. Walk up attic for great storage and rear yard. Vinyl shed.

4. 2017-06-26
   soldstatus $70,000 Closed Sale or Rented 433-char remark

   Show marketing remark (433 chars)

   Vinyl sided three bedroom home! First floor features: Living room with all new drywall and wood burning fireplace ( will need inspection before use) Owners never operated. Formal dining room with three large bay windows and adjacent half bath. eat in kitchen with appliances and walk in pantry/mud room. Spacious master bedroom plus two others and full bath on second level. Walk up attic for great storage and rear yard. Vinyl shed.

5. 2017-06-23
   soldstatus $70,000
6. 2017-06-01
   soldstatus $70,000 Closed Sale or Rented 433-char remark

   Show marketing remark (433 chars)

   Vinyl sided three bedroom home! First floor features: Living room with all new drywall and wood burning fireplace ( will need inspection before use) Owners never operated. Formal dining room with three large bay windows and adjacent half bath. eat in kitchen with appliances and walk in pantry/mud room. Spacious master bedroom plus two others and full bath on second level. Walk up attic for great storage and rear yard. Vinyl shed.

7. 2017-04-15
   status Pending Sale 433-char remark

   Show marketing remark (433 chars)

   Vinyl sided three bedroom home! First floor features: Living room with all new drywall and wood burning fireplace ( will need inspection before use) Owners never operated. Formal dining room with three large bay windows and adjacent half bath. eat in kitchen with appliances and walk in pantry/mud room. Spacious master bedroom plus two others and full bath on second level. Walk up attic for great storage and rear yard. Vinyl shed.

8. 2017-02-20
   listed $69,900 Active 433-char remark

   Show marketing remark (433 chars)

   Vinyl sided three bedroom home! First floor features: Living room with all new drywall and wood burning fireplace ( will need inspection before use) Owners never operated. Formal dining room with three large bay windows and adjacent half bath. eat in kitchen with appliances and walk in pantry/mud room. Spacious master bedroom plus two others and full bath on second level. Walk up attic for great storage and rear yard. Vinyl shed.

9. 2003-09-03
   soldstatus $68,000

ⓘ 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: $2,142 · $178/mo
• Projected year-2 tax: $2,168 · $181/mo
• Expected delta: +$27/yr (+$2/mo · 1.3%)

ⓘ 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 1/10 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: $21,433
• − Mortgage interest: −$7,276
• − Property taxes: −$2,142
• − Insurance: −$650
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$3,779
• Taxable income: $4,158
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $4,969/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

+91.0% since first listed

9 events — show timeline

• 2026-03-21 Pending — UNYREIS
• 2026-03-17 Listed $129,900 UNYREIS
• 2017-08-02 Pending — WNYREIS
• 2017-06-26 Sold (MLS) $70,000 WNYREIS
• 2017-06-23 Sold (Public Records) $70,000 Public Records
• 2017-06-01 Sold (MLS) $70,000 WNYREIS
• 2017-04-15 Pending — WNYREIS
• 2017-02-20 Listed $69,900 WNYREIS
• 2003-09-03 Sold (Public Records) $68,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $2,142 · -46.1% YoY. Source: county tax records.