126 State St · Batavia, NY 14020

$120,000

2 bd · 1.5 ba · 2,040 sqft · SingleFamily public records · 91 Days on market

Built 1874 6,250 sqft lot $59/sqft · 40% below area Est $200k · 40% under

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Why this score? — see what drove the C+ 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• 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

BIG UPDATES ALREADY DONE! Stop renting and start building equity! This charming 4-bedroom, 2-bathroom home in the City of Batavia is the ideal "starter" for someone who wants space without the headache of immediate repairs. The heavy lifting has already been finished for you: a brand-new furnace (2024), a professionally repaired foundation (2021), and a newer roof (approx. 8 years). Step outside through the back door to enjoy a private, fully fenced-in yard featuring a modern deck (2021)—perfect for summer BBQs or pets. With the hot water tank updated in 2017 and a spacious 4-bedroom layout, this home offers the stability and room you’ve been looking for. Move in and enjoy life on day one! Sale is contingent upon seller securing suitable housing

Key facts

• New furnace
• Newer roof
• Modern deck

Tags

• NEW FURNACE
• NEWER ROOF
• PRIVATE FULLY FENCED YARD
• MODERN DECK
• UPDATED HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 1 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $120k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1874 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1874 — 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: 1.04% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $200,175
• List price: $120,000
• Delta: -40.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Prospect Ave	0.38mi	3/1.0 (+1)	2,011 (-1%)	1mo	$190,000	$94	72
104 Tracy Ave	0.32mi	3/1.5 (+1)	1,856 (-9%)	8mo	$180,000	$97	58
14 Washington Ave	0.23mi	3/2.5 (+1)	1,970 (-3%)	23mo	$233,500	$119	55
40 Walnut St	0.58mi	3/1.5 (+1)	2,182 (+7%)	7mo	$66,000	$30	51
1 Richmond Ave	0.35mi	3/2.5 (+1)	1,904 (-7%)	17mo	$220,000	$116	50
29 Ellicott Ave	0.35mi	3/1.5 (+1)	2,298 (+13%)	11mo	$250,000	$109	48
100 Oak St	0.54mi	3/1.0 (+1)	1,892 (-7%)	9mo	$217,500	$115	48
34 Columbia Ave	0.48mi	3/2.0 (+1)	1,804 (-12%)	23mo	$127,000	$70	32

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,392
• Equity at exit: $17,892

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $11,204
• 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: 8.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $205

Break-even live

Break-even rent $983

Max offer price $120,000

Occupancy floor 78%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Manhattan Ave Batavia, NY	2.0	1.0	2162	$925	$0.43	10d	1	0.44mi

Listing history 16 events

1. 2026-05-03
   status Pending 777-char remark

   Show marketing remark (777 chars)

   BIG UPDATES ALREADY DONE! Stop renting and start building equity! This charming 4-bedroom, 2-bathroom home in the City of Batavia is the ideal "starter" for someone who wants space without the headache of immediate repairs. The heavy lifting has already been finished for you: a brand-new furnace (2024), a professionally repaired foundation (2021), and a newer roof (approx. 8 years). Step outside through the back door to enjoy a private, fully fenced-in yard featuring a modern deck (2021)—perfect for summer BBQs or pets. With the hot water tank updated in 2017 and a spacious 4-bedroom layout, this home offers the stability and room you’ve been looking for. Move in and enjoy life on day one! Sale is contingent upon seller securing suitable housing

2. 2026-03-23
   price $120,000 777-char remark

   Show marketing remark (777 chars)

   BIG UPDATES ALREADY DONE! Stop renting and start building equity! This charming 4-bedroom, 2-bathroom home in the City of Batavia is the ideal "starter" for someone who wants space without the headache of immediate repairs. The heavy lifting has already been finished for you: a brand-new furnace (2024), a professionally repaired foundation (2021), and a newer roof (approx. 8 years). Step outside through the back door to enjoy a private, fully fenced-in yard featuring a modern deck (2021)—perfect for summer BBQs or pets. With the hot water tank updated in 2017 and a spacious 4-bedroom layout, this home offers the stability and room you’ve been looking for. Move in and enjoy life on day one! Sale is contingent upon seller securing suitable housing

3. 2026-02-01
   listed $130,000 Active 777-char remark

   Show marketing remark (777 chars)

   BIG UPDATES ALREADY DONE! Stop renting and start building equity! This charming 4-bedroom, 2-bathroom home in the City of Batavia is the ideal "starter" for someone who wants space without the headache of immediate repairs. The heavy lifting has already been finished for you: a brand-new furnace (2024), a professionally repaired foundation (2021), and a newer roof (approx. 8 years). Step outside through the back door to enjoy a private, fully fenced-in yard featuring a modern deck (2021)—perfect for summer BBQs or pets. With the hot water tank updated in 2017 and a spacious 4-bedroom layout, this home offers the stability and room you’ve been looking for. Move in and enjoy life on day one! Sale is contingent upon seller securing suitable housing

4. 2025-09-30
   historical
5. 2025-09-30
   historical
6. 2025-09-02
   price $145,000
7. 2025-07-06
   listed $149,900 Active
8. 2024-09-30
   price $149,000
9. 2024-09-15
   listed $149,900 Active
10. 2021-06-14
    soldstatus $52,000 Closed Sale or Rented
11. 2021-06-07
    soldstatus $52,000
12. 2021-05-22
    status Pending Sale
13. 2021-05-05
    status Under Contract- Do Not Show
14. 2020-09-28
    price $59,900
15. 2020-08-13
    listed $64,900 Active
16. 2009-08-11
    soldstatus $23,000

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$430/yr (+$36/mo · 36.8%)

ⓘ 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 ≥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: $14,913
• − Mortgage interest: −$6,722
• − Property taxes: −$1,168
• − Insurance: −$600
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,491
• Taxable income: $546
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,331/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

+421.7% since first listed

16 events — show timeline

• 2026-05-03 Pending — UNYREIS
• 2026-03-23 Price Changed $120,000 UNYREIS
• 2026-02-01 Listed $130,000 UNYREIS
• 2025-09-30 Listing Removed — WNYREIS
• 2025-09-30 Listing Removed — WNYREIS
• 2025-09-02 Price Changed $145,000 WNYREIS
• 2025-07-06 Listed $149,900 WNYREIS
• 2024-09-30 Price Changed $149,000 UNYREIS
• 2024-09-15 Listed $149,900 UNYREIS
• 2021-06-14 Sold (MLS) $52,000 WNYREIS
• 2021-06-07 Sold (Public Records) $52,000 Public Records
• 2021-05-22 Pending — WNYREIS
• 2021-05-05 Pending — WNYREIS
• 2020-09-28 Price Changed $59,900 WNYREIS
• 2020-08-13 Listed $64,900 WNYREIS
• 2009-08-11 Sold (Public Records) $23,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,168 · -47.8% YoY. Source: county tax records.