3930 Taylor Rd · Orchard Park, NY 14127

$359,900

5 bd · 2.0 ba · 2,076 sqft · MultiFamily public records · 6 Days on market

Built 1989 0.50 ac lot Est $336k · 7% 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 +11.1/30.0
• Schools +5.8/10.0
• ARV discount +4.3/15.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• DSCR +3.2/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Perfect rental/income property or residence with an in-law apartment, nestled on a half acre lot. This is a one-owner 2 Unit home. Separate laundry hook up for both units. Ample parking with a 2.5 garage and a 4 car turn-around. There's a screened -in upper deck for your morning coffee or evening relaxation. Tree lined back yard for privacy. Upper living room offers a 4-legged gas stove for warmth and ambiance on cold days and nights. The vaulted ceiling adds character and charm to the room. Kitchen includes new soft close cabinets, gas stove and dishwasher. The kitchen leads to the screened in back deck. Lower unit features kitchen with appliances, dining area, living room and 2 nice size bedrooms. Water back-up sump pump and newer furnace for ease of mind. Recent updates include: all new windows, doors, flooring, new electric pole, new sewer line to road etc. .. Convenient to village of Orchard Park, the stadium, Tops, Wegmans, access to the 219 and MAC center making this property a great location!

Key facts

• Large driveway
• Screened in sunroom
• Wooded back yard

Tags

• FULLY APPLIANCED KITCHEN
• SCREENED IN SUNROOM
• WOODED BACK YARD
• HIGH EFFICIENCY FURNACES
• TANKLESS HOT WATER HEAT
• LARGE DRIVEWAY

Property features AI

Finance

• Other: Owner pays: other (see remarks); rent includes: see remarks
• Financial info: Multi-unit building with two total units; Separate gas and electric meters for each unit; Operating expense details: see remarks

Exterior

• Parking: Attached or detached 2-car garage; Paved parking
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story building; Vinyl siding; Existing/resale property
• Construction: Vinyl siding construction; Below-grade finished area included
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 112 x 183; Half-acre lot

Interior

• Kitchen: Eat-in kitchens in units
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: Carpet; Luxury vinyl; Varies by area
• Bathrooms: Two full bathrooms (total in the building); each unit has one full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Carpet and luxury vinyl flooring in varying areas; Below-grade finished area
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative. Per door: $-72/mo.
• To cash-flow at today's rent, offer at most $334k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (12.4% below list).
• Recommended offer: $315k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.5% in Orchard Park — 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 85/100 on livability (#39 in NY, #587 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute D+, cost of living D+, amenities F.
• Orchard Park Central School District (suburban): math 57% / reading 73% proficiency, ranked #158 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 145 active listings in the ZIP; solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 35% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $315,400 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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?
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 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: 0.88% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $336,312
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3930 Taylor Rd	0.00mi	5/2.0	2,076 (0%)	9mo	$337,000	$162	93

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-67,386
• Equity at exit: $53,662

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-69,968
• Equity at exit: $31,118

Cash invested: $100,772 (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 14127

• Home prices YoY: -33.6%
• Active inventory: 145
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $3,154 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$599 /mo · $7,187/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-145

Break-even live

Break-even rent $3,337

Max offer price $334,365

Occupancy floor 100%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,651
1× unit	2	1	$1,503
Total (2 units)			$3,154

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-20
   listed $359,900 Active
2. 2025-09-25
   soldstatus $337,000 Closed 1016-char remark

   Show marketing remark (1016 chars)

   Perfect rental/income property or residence with an in-law apartment, nestled on a half acre lot. This is a one-owner 2 Unit home. Separate laundry hook up for both units. Ample parking with a 2.5 garage and a 4 car turn-around. There's a screened -in upper deck for your morning coffee or evening relaxation. Tree lined back yard for privacy. Upper living room offers a 4-legged gas stove for warmth and ambiance on cold days and nights. The vaulted ceiling adds character and charm to the room. Kitchen includes new soft close cabinets, gas stove and dishwasher. The kitchen leads to the screened in back deck. Lower unit features kitchen with appliances, dining area, living room and 2 nice size bedrooms. Water back-up sump pump and newer furnace for ease of mind. Recent updates include: all new windows, doors, flooring, new electric pole, new sewer line to road etc. .. Convenient to village of Orchard Park, the stadium, Tops, Wegmans, access to the 219 and MAC center making this property a great location!

3. 2025-07-25
   status Pending 1016-char remark

   Show marketing remark (1016 chars)

   Perfect rental/income property or residence with an in-law apartment, nestled on a half acre lot. This is a one-owner 2 Unit home. Separate laundry hook up for both units. Ample parking with a 2.5 garage and a 4 car turn-around. There's a screened -in upper deck for your morning coffee or evening relaxation. Tree lined back yard for privacy. Upper living room offers a 4-legged gas stove for warmth and ambiance on cold days and nights. The vaulted ceiling adds character and charm to the room. Kitchen includes new soft close cabinets, gas stove and dishwasher. The kitchen leads to the screened in back deck. Lower unit features kitchen with appliances, dining area, living room and 2 nice size bedrooms. Water back-up sump pump and newer furnace for ease of mind. Recent updates include: all new windows, doors, flooring, new electric pole, new sewer line to road etc. .. Convenient to village of Orchard Park, the stadium, Tops, Wegmans, access to the 219 and MAC center making this property a great location!

4. 2025-07-07
   listed $339,900 Active 1016-char remark

   Show marketing remark (1016 chars)

   Perfect rental/income property or residence with an in-law apartment, nestled on a half acre lot. This is a one-owner 2 Unit home. Separate laundry hook up for both units. Ample parking with a 2.5 garage and a 4 car turn-around. There's a screened -in upper deck for your morning coffee or evening relaxation. Tree lined back yard for privacy. Upper living room offers a 4-legged gas stove for warmth and ambiance on cold days and nights. The vaulted ceiling adds character and charm to the room. Kitchen includes new soft close cabinets, gas stove and dishwasher. The kitchen leads to the screened in back deck. Lower unit features kitchen with appliances, dining area, living room and 2 nice size bedrooms. Water back-up sump pump and newer furnace for ease of mind. Recent updates include: all new windows, doors, flooring, new electric pole, new sewer line to road etc. .. Convenient to village of Orchard Park, the stadium, Tops, Wegmans, access to the 219 and MAC center making this property a great location!

ⓘ 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: $7,187 · $599/mo
• Projected year-2 tax: $7,187 · $599/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,848
• − Mortgage interest: −$20,160
• − Property taxes: −$7,187
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,028
• − Management: −$3,028
• − Depreciation: −$10,470
• Taxable loss: −$7,824
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $143/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: Orchard Park Central School District
• NCES district ID: 3621900
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 73% ▲ 6.00%
• Median HH income: $79,354
• Composite: 57.97/100
• National rank: #1039
• State rank: #158 of 590 in NY

Livability — Orchard Park

• Score: 85/100
• State rank: #39
• US rank: #587

Category grades

Amenities F Commute D+ Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 31,543
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 31,543
• Household income: $109,386
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 428.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 16% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.52%
• Current HPI: 298.7896
• Rent YoY: —
• Metro: Buffalo-Cheektowaga, 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

+5.9% since first listed

4 events — show timeline

• 2026-05-20 Listed $359,900 WNYREIS
• 2025-09-25 Sold (MLS) $337,000 WNYREIS
• 2025-07-25 Pending — WNYREIS
• 2025-07-07 Listed $339,900 WNYREIS

Property tax history

+2.4%/yr

Latest (2025): $7,187 · +1.7% YoY. Source: county tax records.