8 Denio St · Batavia, NY 14020

$70,000

3 bd · 1.0 ba · 977 sqft · SingleFamily public records · 14 Days on market

Built 1938 9,503 sqft lot

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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 +7.5/15.0
• 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

Listing remarks

This great starter home is begging for someone to love it! Yes, you will need to bring your paint brush and go to town but what a buy! Extra wide lot provides room for a garden or family fun on top of the privacy of the back yard. When you see this home you will say “An EXCEPTIONAL value for the money!” Open house dates: Sunday 6/7/26 2:00-4:00 p. m. and Tuesday 6/9/26 5:00 – 7:00 p. m. Delayed showings begin Sunday 6/7/26 at 2:00 p. m. Delayed negotiations commence 6/14/26 at noon

Key facts

• Extra wide lot
• 9,503 sq ft lot
• Garage

Tags

• EXTRA WIDE LOT
• PRIVACY OF THE BACK YARD

Property features AI

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story; Existing construction; Resale property
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular lot (80 x 118)

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 5 rooms (includes living areas)
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating; Heating present
• Interior features: Eat-in kitchen; Separate/formal living room; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.3% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.96% ✓
• Cap rate: 15.25%
• Cash-on-cash: 32.00%
• DSCR: 2.42
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $149,481
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Chandler Ave	0.36mi	3/1.0	954 (-2%)	1mo	$225,000	$236	78
286 Bank St	0.27mi	3/1.0	944 (-3%)	22mo	$185,000	$196	64
132 Tracy Ave	0.23mi	3/1.0	1,076 (+10%)	15mo	$135,000	$125	60
282 Ross St	0.37mi	3/1.5	1,076 (+10%)	6mo	$195,000	$181	59
175 Summit St	0.38mi	3/1.0	1,078 (+10%)	10mo	$165,000	$153	57
56 Columbia Ave	0.57mi	2/1.0 (-1)	936 (-4%)	8mo	$137,000	$146	55
229 Bank St	0.18mi	3/1.5	1,120 (+15%)	18mo	$149,350	$133	51
42 Porter Ave	0.63mi	3/1.0	1,100 (+13%)	2mo	$120,000	$109	48
211 North St	0.41mi	3/1.5	1,077 (+10%)	19mo	$187,000	$174	46
55 Columbia Ave	0.56mi	3/1.0	1,120 (+15%)	11mo	$85,000	$76	40
65 Columbia Ave	0.54mi	2/1.0 (-1)	864 (-12%)	19mo	$142,000	$164	35
21 Manhattan Ave	0.54mi	4/1.5 (+1)	1,107 (+13%)	21mo	$139,900	$126	28

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: 27.0%
• Equity multiple: 2.12×
• Total profit: $22,016
• Equity at exit: $10,437

10-year hold

• IRR: 34.6%
• Equity multiple: 4.18×
• Total profit: $62,318
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$367
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $523

Break-even live

Break-even rent $712

Max offer price $70,000

Occupancy floor 57%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 State St Batavia, NY	2.0	1.0	1000	$1,150	$1.15	1d	1	0.16mi
219 N Spruce St Batavia, NY	2.0	1.0	1007	$1,230	$1.22	43d	1	0.70mi
10 Woodstock Gdns Unit 10 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	1d	1	0.71mi
115 Woodstock Gdns Unit 115 Batavia, NY	2.0	1.0	1007	$1,230	$1.22	10d	1	0.74mi
105 Main St Unit 2 Batavia, NY	2.0	2.0	950	$2,100	$2.21	1d	1	0.81mi

Listing history 11 events

1. 2026-06-16
   status $70,000 Pending 14 DOM
2. 2026-06-15
   days on market $70,000 Active 14 DOM
3. 2026-06-14
   days on market $70,000 Active 12 DOM
4. 2026-06-12
   days on market $70,000 Active 11 DOM
5. 2026-06-09
   days on market $70,000 Active 8 DOM
6. 2026-06-08
   days on market $70,000 Active 7 DOM
7. 2026-06-07
   days on market $70,000 Active 6 DOM
8. 2026-06-07
   days on market $70,000 Active 5 DOM
9. 2026-06-04
   days on market $70,000 Active 2 DOM
10. 2026-06-01
    remarks 489-char remark
11. 2026-06-01
    listed $70,000 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: $1,996 · $166/mo
• Projected year-2 tax: $1,996 · $166/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 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: $16,485
• − Mortgage interest: −$3,921
• − Property taxes: −$1,996
• − Insurance: −$350
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,036
• Taxable income: $5,544
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $4,942/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

1 event — show timeline

• 2026-06-01 Listed $70,000 WNYREIS

Property tax history

-3.6%/yr

Latest (2025): $1,996 · -46.2% YoY. Source: county tax records.