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Duplex (2 Units, Any Combination)Residential

2 WATSON ST

BATAVIA, NY 14020
6
Beds
2
Baths
1,728 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1,599 ft²
Lot SizeThe size of the land the home sits on, from county records.
1880
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
12
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,330 (2026)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$82,000 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$6,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$76,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$78,000
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$82,000

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.13
39
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
4
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
26
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.8 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Duplex (2 Units, Any Combination)
StyleThe architectural style of the home, such as ranch or colonial.Traditional/Old
CountyGENESEE
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1930
Lot (acres)The size of the land the home sits on, from county records.0.04
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Porch · 140 ft²

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Jackson School
Elementary · Grades PK–2 · 0.5 mi
M
Batavia Middle SchoolC
Middle · Grades 5–8 · 0.6 mi
H
Batavia High SchoolC-
High · Grades 9–12 · 1.3 mi

District: Batavia City School District

Neighborhood · ZIP 14020These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.122
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.84
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.84

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.91%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.13%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.14%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.0%
PopulationHow many people live in this area.22,520
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.330 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$61,800
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$83,037
Average tempThe average temperature here across a full year.47°F
Annual precipHow much rain and melted snow falls here in a typical year.36 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.48%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

2 Watson St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Bigger than 65% of homes in Batavia 14020
  • Has a smaller lot than 98% of homes in Batavia 14020
  • Older than 88% of homes in Batavia 14020

How it measures up in Batavia 14020

The dot is this home. The mark in the middle is the typical home in Batavia 14020.

Living area1,728 ft²
SmallerTypical 1,534 ft²Bigger

Bigger than 65% of homes nearby

Lot size1,599 ft²
SmallerTypical 0.26 acBigger

Bigger than 2% of homes nearby

Year built1880
OlderTypical 1928Newer

Newer than 12% of homes nearby

How 2 Watson St ranks against every home in each area.
MeasureThis homeBatavia 14020Genesee County
Living areabigger than1,728 ft²65% of homes62% of homes
Lot sizebigger than1,599 ft²2% of homes2% of homes
Year builtnewer than188012% of homes18% of homes

About 2 Watson St

When did 2 Watson St, Batavia, NY last sell?

2 Watson St, Batavia, NY last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 2 Watson St, Batavia, NY?

2 Watson St, Batavia, NY has 6 bedrooms, 2 bathrooms, 1,728 square feet of living space and a 0.04-acre lot.

When was 2 Watson St, Batavia, NY built?

2 Watson St, Batavia, NY was built in 1880, making it 146 years old. It is a traditional/old home. The building has 2 stories.

What schools serve 2 Watson St, Batavia, NY?

2 Watson St, Batavia, NY is assigned to Jackson School (elementary); Batavia Middle School (middle), rated C; Batavia High School (high), rated C-. All sit in Batavia City School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2 Watson St, Batavia, NY compare to other homes in Batavia 14020?

Among the 6,872 homes in Batavia 14020, it is bigger than 65% of them (1,728 ft² against a typical 1,534 ft²), its lot is bigger than 2% of them (1,599 ft² against a typical 0.26 ac) and it is newer than 12% of them (1880 against a typical 1928). These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2 Watson St, Batavia, NY?

The 2026 property tax bill for 2 Watson St, Batavia, NY was $1,330. The county assessed it at $82,000.

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