36 Elm St · Batavia, NY 14020

$170,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 9 Days on market

Built 1954 9,920 sqft lot Est $158k · 8% over

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Why this score? — see what drove the D- 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 +14.8/30.0
• DSCR +4.5/10.0
• ARV discount +4.0/15.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• 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

COZY 3 BEDROOM RANCH HOME WITH 1.5 BATHS. VERY WELL MAINTAINED- FRESHLY PAINTED INTERIOR AND NEWER RUGS. NICE SIZE KITCHEN AND FORMAL DINING ROOM. ALL APPLIANCES ARE INCLUDED. NEW ROOF IN 2008 & FURNACE(2011)GREAT YARD AND COVERED PATIO NEXT TO DETACHED 1.5 CAR GARAGE. CALL TODAY FOR AN APPOINTMENT.

Key facts

• Formal dining room
• Step saver kitchen
• Breakfast bar

Tags

• SPACIOUS LIVING ROOM
• STEP SAVER KITCHEN
• BREAKFAST BAR
• 1ST FLOOR LAUNDRY AREA
• ALL APPLIANCES INCLUDED
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Detached garage with electricity and garage door opener; 1.5 garage spaces
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Existing structure
• Construction: Aluminum siding and cedar exterior; Copper plumbing; Asphalt architectural shingle roof; Poured foundation and slab
• Exterior features: Blacktop driveway; Partial fence; Patio; Covered patio/porch; Porch; Private yard; See remarks

Interior

• Kitchen: Built-in refrigerator; Electric oven; Electric range; Range hood; Exhaust fan
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Window treatments; Drapes; Thermal windows; Bedroom on main level
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $46 ($553/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (15.5% below list).
• Recommended offer: $144k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.5% in Batavia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: John Kennedy School (math 35% / reading 50%, grade F, #1,356 of 2,108 statewide, top 64%, 481 students, 56% FRL); Batavia Middle School (math 23% / reading 50%, grade F, #464 of 729 statewide, top 64%, 595 students, 54% FRL); Batavia High School (math 87% / reading 75%, grade A, #485 of 1,100 statewide, top 45%, 645 students, 45% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 91 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $76k; list at $170k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,610 (15.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $157,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Trumbull Pkwy	0.08mi	3/1.0	1,248 (+8%)	10mo	$236,500	$190	73
55 Columbia Ave	0.31mi	3/1.0	1,120 (-3%)	11mo	$85,000	$76	70
109 Vine St	0.19mi	3/1.5	1,248 (+8%)	14mo	$192,000	$154	66
208 Ross St	0.43mi	3/1.5	1,234 (+7%)	4mo	$160,000	$130	65
108 East Ave	0.09mi	3/1.0	1,308 (+14%)	11mo	$179,400	$137	62
138 Summit St	0.42mi	4/1.5 (+1)	1,248 (+8%)	5mo	$185,000	$148	57
175 Summit St	0.51mi	3/1.0	1,078 (-6%)	10mo	$165,000	$153	56
15 Goade Park	0.67mi	3/2.0	1,136 (-1%)	12mo	$120,000	$106	54
282 Ross St	0.67mi	3/1.5	1,076 (-7%)	6mo	$195,000	$181	53
4 Ellicott Pl	0.62mi	4/1.0 (+1)	1,158 (+0%)	14mo	$95,000	$82	51
23 Tracy Ave	0.50mi	3/1.5	1,288 (+12%)	13mo	$150,000	$116	46
114 North St	0.53mi	4/2.0 (+1)	1,248 (+8%)	10mo	$44,000	$35	46

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-24,642
• Equity at exit: $25,348

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-17,805
• Equity at exit: $14,698

Cash invested: $47,600 (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: 91
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$891
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $46

Break-even live

Break-even rent $1,378

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $142	-5% $94	+0% $46	+5% $-2	+10% $-50
Rent	-10% $-67	-5% $-11	+0% $46	+5% $103	+10% $160
Rate	-1.0pp $132	-0.5pp $89	base $46	+0.5pp $2	+1.0pp $-43

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Woodstock Gdns Unit 10 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	3d	1	0.44mi
115 Woodstock Gdns Unit 115 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	12d	1	0.47mi
219 N Spruce St Batavia, NY	2.0	1.0	1007	$1,230	$1.22	45d	1	0.51mi
105 Main St Unit 2 Batavia, NY	2.0	2.0	950	$2,100	$2.21	3d	1	0.61mi
224 State St Batavia, NY	2.0	1.0	1000	$1,150	$1.15	3d	1	0.78mi

Listing history 5 events

1. 2026-05-20
   listed $170,000 Active
2. 2012-06-14
   soldstatus $75,900 306-char remark

   Show marketing remark (306 chars)

   COZY 3 BEDROOM RANCH HOME WITH 1.5 BATHS. VERY WELL MAINTAINED- FRESHLY PAINTED INTERIOR AND NEWER RUGS. NICE SIZE KITCHEN AND FORMAL DINING ROOM. ALL APPLIANCES ARE INCLUDED. NEW ROOF IN 2008 & FURNACE(2011)GREAT YARD AND COVERED PATIO NEXT TO DETACHED 1.5 CAR GARAGE. CALL TODAY FOR AN APPOINTMENT.

3. 2012-06-14
   soldstatus $75,000

   Show marketing remark (306 chars)

   COZY 3 BEDROOM RANCH HOME WITH 1.5 BATHS. VERY WELL MAINTAINED- FRESHLY PAINTED INTERIOR AND NEWER RUGS. NICE SIZE KITCHEN AND FORMAL DINING ROOM. ALL APPLIANCES ARE INCLUDED. NEW ROOF IN 2008 & FURNACE(2011)GREAT YARD AND COVERED PATIO NEXT TO DETACHED 1.5 CAR GARAGE. CALL TODAY FOR AN APPOINTMENT.

4. 2012-03-29
   listed $79,900 306-char remark

   Show marketing remark (306 chars)

   COZY 3 BEDROOM RANCH HOME WITH 1.5 BATHS. VERY WELL MAINTAINED- FRESHLY PAINTED INTERIOR AND NEWER RUGS. NICE SIZE KITCHEN AND FORMAL DINING ROOM. ALL APPLIANCES ARE INCLUDED. NEW ROOF IN 2008 & FURNACE(2011)GREAT YARD AND COVERED PATIO NEXT TO DETACHED 1.5 CAR GARAGE. CALL TODAY FOR AN APPOINTMENT.

5. 2005-03-21
   soldstatus $67,000

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $2,193 · $183/mo
• Expected delta: +$680/yr (+$57/mo · 44.9%)

ⓘ 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: $17,233
• − Mortgage interest: −$9,523
• − Property taxes: −$1,513
• − Insurance: −$850
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,945
• Taxable loss: −$2,355
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $1,118/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

+153.7% since first listed

5 events — show timeline

• 2026-05-20 Listed $170,000 WNYREIS
• 2012-06-14 Sold (Public Records) $75,000 Public Records
• 2012-06-14 Sold (MLS) $75,900 UNYREIS
• 2012-03-29 Listed $79,900 UNYREIS
• 2005-03-21 Sold (Public Records) $67,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $1,513 · -45.6% YoY. Source: county tax records.