28 Crescent Rd · Grandyle Village, NY 14072

$225,000

4 bd · 2.0 ba · 1,599 sqft · SingleFamily public records · 5 Days on market

Built 1956 10,496 sqft lot Est $321k · 30% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this four bedroom, tw0 full bath home! An abundance of cabinetry in the kitchen. Spacious dining room/family room. Living room with picture window. Two car detached garage. Patio. Maintenance free exterior. Selling "as is" to settle estate.

Key facts

• Spacious dining room
• Picture window
• Patio

Tags

• ABUNDANCE OF CABINETRY
• SPACIOUS DINING ROOM
• PICTURE WINDOW
• MAINTENANCE FREE EXTERIOR
• PATIO

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; Garage has electricity
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story home; Resale property; Vinyl siding
• Construction: Vinyl siding construction; Existing (previously built)
• Exterior features: Concrete driveway; Pie-shaped residential lot; City street frontage; Lot dimensions approximately 80 x 131

Interior

• Kitchen: Free-standing range; Oven; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms; Bedroom on main level
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Thermal windows; Separate/formal dining room; Separate/formal living room; Pantry; Natural woodwork
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 8.7% vs local median 4.5% in Grandyle Village — 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 71/100 on livability (#416 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A-; Watch: crime C-, amenities F, commute F.
• Grand Island Central School District (suburban): math 54% / reading 57% proficiency, ranked #263 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 129 active listings in the ZIP; high-income renter base; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1956 — 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. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $321,399
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Elsie Ln	0.20mi	4/1.0	1,656 (+4%)	5mo	$200,000	$121	77
43 Riverview Ct	0.30mi	3/2.0 (-1)	1,634 (+2%)	6mo	$420,000	$257	72
1118 La Salle Ave	0.28mi	3/2.0 (-1)	1,530 (-4%)	5mo	$235,000	$154	71
1912 Creekside Dr	0.41mi	3/1.5 (-1)	1,590 (-1%)	4mo	$269,900	$170	70
986 Enola Rd	0.19mi	3/1.0 (-1)	1,478 (-8%)	0mo	$250,000	$169	69
928 Baseline Rd	0.62mi	4/1.5	1,634 (+2%)	0mo	$365,000	$223	65
1065 Sheree Dr	0.47mi	3/1.5 (-1)	1,642 (+3%)	2mo	$330,000	$201	64
1936 Marjorie Rd	0.43mi	3/1.5 (-1)	1,560 (-2%)	8mo	$320,000	$205	62
10 Royal Oak Cir	0.63mi	3/1.5 (-1)	1,607 (+0%)	1mo	$365,000	$227	62
145 The Cmns	0.48mi	3/2.0 (-1)	1,677 (+5%)	3mo	$490,000	$292	62
1206 Stony Point Rd	0.49mi	3/1.5 (-1)	1,686 (+5%)	7mo	$275,000	$163	55
88 Elsie Ln	0.18mi	3/1.0 (-1)	1,365 (-15%)	7mo	$249,000	$182	52

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-7,654
• Equity at exit: $33,548

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $30,690
• Equity at exit: $19,454

Cash invested: $63,000 (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 14072

• Active inventory: 129
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,651 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$370 /mo · $4,436/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $451

Break-even live

Break-even rent $2,080

Max offer price $225,000

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   listed $225,000 Active

ⓘ 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: $4,436 · $370/mo
• Projected year-2 tax: $4,436 · $370/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,810
• − Mortgage interest: −$12,603
• − Property taxes: −$4,436
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$6,545
• Taxable income: $2,010
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $4,927/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: Grand Island Central School District
• NCES district ID: 3607020
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $77,014
• Composite: 49.92/100
• National rank: #1938
• State rank: #263 of 590 in NY

Livability — Grandyle Village

• Score: 71/100
• State rank: #416
• US rank: #7220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandyle Village, NY
• County: Erie County · 714,559 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 21,488
• Household income: $115,991
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 283.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Black 2% Asian 2%
• Common ancestry: Romanian 16% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Arabic 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: ▼ -218.87%
• Current HPI: 332.5322
• 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

2 events — show timeline

• 2026-04-29 Pending — WNYREIS
• 2026-04-24 Listed $225,000 WNYREIS

Property tax history

+6.9%/yr

Latest (2025): $4,436 · +2.2% YoY. Source: county tax records.