144 Bank St · Batavia, NY 14020

$109,999

4 bd · 2.0 ba · 2,196 sqft · MultiFamily public records · 3 Days on market

Built 1900 0.25 ac lot Est $114k · at est.

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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 +9.2/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 144 Bank Street, the ultimate "investor special" priced aggressively and positioned for a massive return on investment. This prime multi-family opportunity offers an exceptional value-add prospect with the heavy lifting already done. Major capital expenditures have recently been completed, including a new roof installed in 2015, alongside two brand-new furnaces and two new water heaters just added in 2024. The building also features select newer windows and partial plumbing updates. With all current tenants on month-to-month leases, the new owner has maximum flexibility to immediately renovate units and bring rents up to current market rates. This property simply needs

Key facts

• New water heaters
• Newer windows
• New furnaces

Tags

• NEW ROOF
• NEW FURNACES
• NEW WATER HEATERS
• NEWER WINDOWS
• PARTIAL PLUMBING UPDATES

Property features AI

Finance

• Financial info: Two total units; Both units are month-to-month; Unit rents reported: one at $650, the other at $1,000; Operating expenses include water and sewer
• HOA & community: Owner pays grounds care; Rent includes common area maintenance

Exterior

• Parking: Gravel parking
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story multi-unit property; Resale condition
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built existing (year built details: existing)
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Gas water heater
• Bedrooms: One unit with 3 bedrooms (includes porch); One unit with 2 bedrooms (includes porch)
• Flooring: Hardwood; Varies
• Bathrooms: Two full bathrooms (total in property); each unit has 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varied flooring throughout; Full basement
• Laundry & utility: Separate electric meters for each unit; Separate gas meters for each unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Cap rate 22.6% 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: 90 active listings in the ZIP; 55 units permitted in Genesee County in 2024 (0 in 5+ unit buildings).
• At $2,909/mo this rent would consume 56% of the median local household income ($63k/yr) (locally 817% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $109,999

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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.64% ✓
• Cap rate: 22.62%
• Cash-on-cash: 58.32%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $114,192
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Tracy Ave	0.21mi	4/2.0	2,160 (-2%)	18mo	$81,900	$38	73
18 Ellicott Ave	0.53mi	4/2.0	2,392 (+9%)	7mo	$120,000	$50	55
201 Washington Ave	0.21mi	3/2.0 (-1)	2,016 (-8%)	20mo	$150,000	$74	54
376 Bank St	0.69mi	5/2.0 (+1)	2,276 (+4%)	19mo	$224,000	$98	41
5 Watson St	0.69mi	3/2.0 (-1)	2,016 (-8%)	13mo	$105,000	$52	38
9 Watson St	0.70mi	4/3.0	2,008 (-9%)	19mo	$86,000	$43	33

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: 56.9%
• Equity multiple: 3.52×
• Total profit: $77,587
• Equity at exit: $16,401

10-year hold

• IRR: 61.8%
• Equity multiple: 7.19×
• Total profit: $190,611
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,909 high
• Mortgage (P&I): −$577
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $1,497

Break-even live

Break-even rent $1,014

Max offer price $109,999

Occupancy floor 44%

Sensitivity live

Price	-10% $1,559	-5% $1,528	+0% $1,497	+5% $1,466	+10% $1,435
Rent	-10% $1,267	-5% $1,382	+0% $1,497	+5% $1,612	+10% $1,727
Rate	-1.0pp $1,552	-0.5pp $1,525	base $1,497	+0.5pp $1,468	+1.0pp $1,439

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,910
Total (2 units)			$2,909

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-12
   status $109,999 Pending 3 DOM
2. 2026-06-09
   days on market $109,999 Active 3 DOM
3. 2026-06-08
   days on market $109,999 Active 2 DOM
4. 2026-06-07
   remarks 689-char remark
5. 2026-06-07
   listed $109,999 Active 1 DOM

ⓘ 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: $2,142 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $34,908
• − Mortgage interest: −$6,162
• − Property taxes: −$2,142
• − Insurance: −$550
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − Depreciation: −$3,200
• Taxable income: $17,270
• Est. tax owed @ 24.0%: −$4,145
• After-tax cash flow: $13,819/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

+46.7% since first listed

2 events — show timeline

• 2026-06-06 Listed $109,999 UNYREIS
• 2005-09-14 Sold (Public Records) $75,000 Public Records

Property tax history

-4.3%/yr

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