11 Hall St St · Batavia, NY 14020

$114,000

4 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 136 Days on market

Built 1900 1,742 sqft lot $93/sqft · 30% below area Est $162k · 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Recently updated throughout home now available in the City of Batavia, move in ready with new paint, flooring, wiring/plumbing, insulation, drywall, gas cooking stove, on-demand gas water heater and 2nd floor bathroom added makes this now 3 bedroom home even more family ready, could easily add 1st floor laundry to bathroom ~ Also would make a great rental property if you are looking for investment property or add to your existing portfolio. Located on end of street with limited traffic flow. Just a short distance to all the great businesses/restaurants/shopping the downtown City of Batavia has to offer.

Key facts

• New plumbing
• New wiring
• New flooring

Tags

• UPDATED THROUGHOUT HOME
• NEW PAINT
• NEW FLOORING
• NEW WIRING
• NEW PLUMBING
• NEW INSULATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 $788 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $114k implies a 128% 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 $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.55% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (median comp): $162,157
• List price: $114,000
• Delta: -29.70%
• 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
138 Summit St	0.60mi	4/1.5	1,248 (+1%)	5mo	$185,000	$148	64
34 Trumbull Pkwy	0.48mi	3/1.0 (-1)	1,248 (+1%)	10mo	$236,500	$190	62
120 Hutchins St	0.43mi	3/1.0 (-1)	1,127 (-8%)	2mo	$162,000	$144	59
108 East Ave	0.47mi	3/1.0 (-1)	1,308 (+6%)	11mo	$179,400	$137	54
7 Hull Park	0.48mi	3/1.5 (-1)	1,344 (+9%)	6mo	$120,000	$89	51
9 Ellsworth Ave	0.58mi	3/1.0 (-1)	1,349 (+10%)	8mo	$184,000	$136	46
7-9 Kibbe Ave	0.55mi	3/1.0 (-1)	1,386 (+12%)	7mo	$225,000	$162	43
42 Porter Ave	0.73mi	3/1.0 (-1)	1,100 (-11%)	2mo	$120,000	$109	42
2 Tracy Ave	0.50mi	3/1.0 (-1)	1,416 (+15%)	8mo	$150,000	$106	40
55 Columbia Ave	0.67mi	3/1.0 (-1)	1,120 (-9%)	11mo	$85,000	$76	40
10 Fordham Dr	0.70mi	3/1.0 (-1)	1,354 (+10%)	12mo	$235,000	$174	36
175 Summit St	0.74mi	3/1.0 (-1)	1,078 (-12%)	10mo	$165,000	$153	31

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: 17.0%
• Equity multiple: 1.68×
• Total profit: $21,828
• Equity at exit: $16,998

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $70,926
• Equity at exit: $9,857

Cash invested: $31,920 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $633

Break-even live

Break-even rent $961

Max offer price $114,000

Occupancy floor 59%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-14
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Recently updated throughout home now available in the City of Batavia, move in ready with new paint, flooring, wiring/plumbing, insulation, drywall, gas cooking stove, on-demand gas water heater and 2nd floor bathroom added makes this now 3 bedroom home even more family ready, could easily add 1st floor laundry to bathroom ~ Also would make a great rental property if you are looking for investment property or add to your existing portfolio. Located on end of street with limited traffic flow. Just a short distance to all the great businesses/restaurants/shopping the downtown City of Batavia has to offer.

2. 2026-04-20
   price $114,000 610-char remark

   Show marketing remark (610 chars)

   Recently updated throughout home now available in the City of Batavia, move in ready with new paint, flooring, wiring/plumbing, insulation, drywall, gas cooking stove, on-demand gas water heater and 2nd floor bathroom added makes this now 3 bedroom home even more family ready, could easily add 1st floor laundry to bathroom ~ Also would make a great rental property if you are looking for investment property or add to your existing portfolio. Located on end of street with limited traffic flow. Just a short distance to all the great businesses/restaurants/shopping the downtown City of Batavia has to offer.

3. 2026-03-19
   price $124,000 610-char remark

   Show marketing remark (610 chars)

   Recently updated throughout home now available in the City of Batavia, move in ready with new paint, flooring, wiring/plumbing, insulation, drywall, gas cooking stove, on-demand gas water heater and 2nd floor bathroom added makes this now 3 bedroom home even more family ready, could easily add 1st floor laundry to bathroom ~ Also would make a great rental property if you are looking for investment property or add to your existing portfolio. Located on end of street with limited traffic flow. Just a short distance to all the great businesses/restaurants/shopping the downtown City of Batavia has to offer.

4. 2025-12-29
   listed $129,000 Active 610-char remark

   Show marketing remark (610 chars)

   Recently updated throughout home now available in the City of Batavia, move in ready with new paint, flooring, wiring/plumbing, insulation, drywall, gas cooking stove, on-demand gas water heater and 2nd floor bathroom added makes this now 3 bedroom home even more family ready, could easily add 1st floor laundry to bathroom ~ Also would make a great rental property if you are looking for investment property or add to your existing portfolio. Located on end of street with limited traffic flow. Just a short distance to all the great businesses/restaurants/shopping the downtown City of Batavia has to offer.

5. 2024-02-29
   soldstatus $50,000
6. 2023-12-27
   status Pending
7. 2023-12-26
   status Under Contract- Do Not Show
8. 2023-12-26
   historical
9. 2023-09-11
   listed $64,900 Active
10. 2023-08-06
    historical
11. 2023-06-30
    price $65,000
12. 2023-05-19
    price $74,900
13. 2022-12-18
    listed $85,000 Active
14. 2022-12-17
    historical
15. 2022-12-08
    price $85,000
16. 2022-10-12
    listed $95,000 Active

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$282/yr (+$23/mo · 20.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 18% 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: $21,137
• − Mortgage interest: −$6,386
• − Property taxes: −$1,363
• − Insurance: −$570
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$3,316
• Taxable income: $6,120
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $6,123/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

+20.0% since first listed

16 events — show timeline

• 2026-05-14 Pending — WNYREIS
• 2026-04-20 Price Changed $114,000 WNYREIS
• 2026-03-19 Price Changed $124,000 WNYREIS
• 2025-12-29 Listed $129,000 WNYREIS
• 2024-02-29 Sold (Public Records) $50,000 Public Records
• 2023-12-27 Pending — WNYREIS
• 2023-12-26 Pending — WNYREIS
• 2023-12-26 Listing Removed — WNYREIS
• 2023-09-11 Listed $64,900 WNYREIS
• 2023-08-06 Listing Removed — WNYREIS
• 2023-06-30 Price Changed $65,000 WNYREIS
• 2023-05-19 Price Changed $74,900 WNYREIS
• 2022-12-18 Listed $85,000 WNYREIS
• 2022-12-17 Listing Removed — WNYREIS
• 2022-12-08 Price Changed $85,000 WNYREIS
• 2022-10-12 Listed $95,000 WNYREIS

Property tax history

-1.6%/yr

Latest (2025): $1,363 · -26.7% YoY. Source: county tax records.