24 Monica Rd · Grandyle Village, NY 14072

$219,900

4 bd · 1.0 ba · 1,427 sqft · SingleFamily public records · 5 Days on market

Built 1957 7,800 sqft lot Est $290k · 24% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.1/10.0
• 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 MLS

Introducing this charming ranch-style home located on Grand Island. Situated in a quiet neighborhood with sidewalks, this home provides a pleasant environment to enjoy. The open floorplan design incorporates two living spaces, providing flexibility and ample room for entertaining guests or simply enjoying quality time together. Boasting four spacious bedrooms, it offers plenty of room for comfortable living. The property also includes a large detached two-car garage complete with its own electrical panel, RV outlet, and gas line, providing convenience and versatility for your vehicle and outdoor needs. The 10x30 concrete patio was added in 2021 along with drain tile throughout the backyard. Inside, the house features modern amenities, including a tankless hot water system, ensuring an endless supply of hot water, and a mini-split ductless unit in the master bedroom. The sewer line under the home was replaced just seven years ago, offering peace of mind and avoiding potential issues. Appliances are negotiable, dishwasher is brand new. Showings start immediately with offers due 6/21 at 12pm. Stop by the Open House on Thursday 5-7 or Saturday 1-3.

Key facts

• Air conditioning
• Open floor plan
• 10x30 concrete patio

Tags

• OPEN FLOOR PLAN
• INCLUDED APPLIANCES
• TANKLESS WATER HEATER
• AIR CONDITIONING
• MINI-SPLIT DUCTLESS UNIT
• 10X30 CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 9.0% 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.
• 4 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1957 — 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: 1.21% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $289,681
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
986 Enola Rd	0.37mi	3/1.0 (-1)	1,478 (+4%)	0mo	$250,000	$169	72
1079 Carter Dr	0.28mi	4/2.0	1,294 (-9%)	2mo	$219,900	$170	66
178 Marilyn Dr	0.29mi	4/2.5	1,287 (-10%)	1mo	$261,000	$203	63
2122 Fix Rd	0.65mi	3/1.5 (-1)	1,410 (-1%)	4mo	$310,000	$220	58
108 Jenell Dr	0.11mi	3/2.0 (-1)	1,221 (-14%)	7mo	$234,000	$192	56
928 Baseline Rd	0.37mi	4/1.5	1,634 (+14%)	0mo	$365,000	$223	56
65 Crescent Rd	0.48mi	3/1.0 (-1)	1,308 (-8%)	3mo	$195,000	$149	56
1912 Creekside Dr	0.36mi	3/1.5 (-1)	1,590 (+11%)	4mo	$269,900	$170	54
10 Royal Oak Cir	0.54mi	3/1.5 (-1)	1,607 (+13%)	1mo	$365,000	$227	46
1118 La Salle Ave	0.64mi	3/2.0 (-1)	1,530 (+7%)	5mo	$235,000	$154	45
1085 E Park Rd	0.55mi	3/1.5 (-1)	1,242 (-13%)	3mo	$254,000	$205	43
43 Riverview Ct	0.64mi	3/2.0 (-1)	1,634 (+14%)	6mo	$420,000	$257	32

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,614
• Equity at exit: $32,788

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $38,324
• Equity at exit: $19,013

Cash invested: $61,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,654 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$351 /mo · $4,209/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $501

Break-even live

Break-even rent $2,020

Max offer price $219,900

Occupancy floor 76%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   listed $219,900 Active
3. 2023-10-10
   soldstatus $440,000
4. 2023-09-22
   soldstatus $195,000 Closed Sale or Rented 1162-char remark

   Show marketing remark (1162 chars)

   Introducing this charming ranch-style home located on Grand Island. Situated in a quiet neighborhood with sidewalks, this home provides a pleasant environment to enjoy. The open floorplan design incorporates two living spaces, providing flexibility and ample room for entertaining guests or simply enjoying quality time together. Boasting four spacious bedrooms, it offers plenty of room for comfortable living. The property also includes a large detached two-car garage complete with its own electrical panel, RV outlet, and gas line, providing convenience and versatility for your vehicle and outdoor needs. The 10x30 concrete patio was added in 2021 along with drain tile throughout the backyard. Inside, the house features modern amenities, including a tankless hot water system, ensuring an endless supply of hot water, and a mini-split ductless unit in the master bedroom. The sewer line under the home was replaced just seven years ago, offering peace of mind and avoiding potential issues. Appliances are negotiable, dishwasher is brand new. Showings start immediately with offers due 6/21 at 12pm. Stop by the Open House on Thursday 5-7 or Saturday 1-3.

5. 2023-08-10
   status Pending Sale 1162-char remark

   Show marketing remark (1162 chars)

   Introducing this charming ranch-style home located on Grand Island. Situated in a quiet neighborhood with sidewalks, this home provides a pleasant environment to enjoy. The open floorplan design incorporates two living spaces, providing flexibility and ample room for entertaining guests or simply enjoying quality time together. Boasting four spacious bedrooms, it offers plenty of room for comfortable living. The property also includes a large detached two-car garage complete with its own electrical panel, RV outlet, and gas line, providing convenience and versatility for your vehicle and outdoor needs. The 10x30 concrete patio was added in 2021 along with drain tile throughout the backyard. Inside, the house features modern amenities, including a tankless hot water system, ensuring an endless supply of hot water, and a mini-split ductless unit in the master bedroom. The sewer line under the home was replaced just seven years ago, offering peace of mind and avoiding potential issues. Appliances are negotiable, dishwasher is brand new. Showings start immediately with offers due 6/21 at 12pm. Stop by the Open House on Thursday 5-7 or Saturday 1-3.

6. 2023-06-22
   status Under Contract- Do Not Show 1162-char remark

   Show marketing remark (1162 chars)

   Introducing this charming ranch-style home located on Grand Island. Situated in a quiet neighborhood with sidewalks, this home provides a pleasant environment to enjoy. The open floorplan design incorporates two living spaces, providing flexibility and ample room for entertaining guests or simply enjoying quality time together. Boasting four spacious bedrooms, it offers plenty of room for comfortable living. The property also includes a large detached two-car garage complete with its own electrical panel, RV outlet, and gas line, providing convenience and versatility for your vehicle and outdoor needs. The 10x30 concrete patio was added in 2021 along with drain tile throughout the backyard. Inside, the house features modern amenities, including a tankless hot water system, ensuring an endless supply of hot water, and a mini-split ductless unit in the master bedroom. The sewer line under the home was replaced just seven years ago, offering peace of mind and avoiding potential issues. Appliances are negotiable, dishwasher is brand new. Showings start immediately with offers due 6/21 at 12pm. Stop by the Open House on Thursday 5-7 or Saturday 1-3.

7. 2023-06-14
   listed $185,000 Active 1162-char remark

   Show marketing remark (1162 chars)

   Introducing this charming ranch-style home located on Grand Island. Situated in a quiet neighborhood with sidewalks, this home provides a pleasant environment to enjoy. The open floorplan design incorporates two living spaces, providing flexibility and ample room for entertaining guests or simply enjoying quality time together. Boasting four spacious bedrooms, it offers plenty of room for comfortable living. The property also includes a large detached two-car garage complete with its own electrical panel, RV outlet, and gas line, providing convenience and versatility for your vehicle and outdoor needs. The 10x30 concrete patio was added in 2021 along with drain tile throughout the backyard. Inside, the house features modern amenities, including a tankless hot water system, ensuring an endless supply of hot water, and a mini-split ductless unit in the master bedroom. The sewer line under the home was replaced just seven years ago, offering peace of mind and avoiding potential issues. Appliances are negotiable, dishwasher is brand new. Showings start immediately with offers due 6/21 at 12pm. Stop by the Open House on Thursday 5-7 or Saturday 1-3.

8. 2017-12-19
   soldstatus $135,000 Closed Sale or Rented 558-char remark

   Show marketing remark (558 chars)

   Hard to find 4 bedroom ranch in walking distance to school, stores and State Park!. Open floor plan includes a large living room with new Pergo flooring that runs throughout the kitchen and eating area as well. Abundant oak cabinets and counter top with room for 4-5 stools!! The family room offers a view of the rear yard and entrance to the fourth bedroom. There is a 2.5 car garage , new front deck and a freshly painted exterior. Upgrades include windows, tank less hot water, garage roof, plumbing and sewer line. This is A LOT of house for the money!!!

9. 2017-12-13
   soldstatus $135,000
10. 2017-11-10
    status Pending Sale 558-char remark

    Show marketing remark (558 chars)

    Hard to find 4 bedroom ranch in walking distance to school, stores and State Park!. Open floor plan includes a large living room with new Pergo flooring that runs throughout the kitchen and eating area as well. Abundant oak cabinets and counter top with room for 4-5 stools!! The family room offers a view of the rear yard and entrance to the fourth bedroom. There is a 2.5 car garage , new front deck and a freshly painted exterior. Upgrades include windows, tank less hot water, garage roof, plumbing and sewer line. This is A LOT of house for the money!!!

11. 2017-10-16
    status Under Contract- Do Not Show 558-char remark

    Show marketing remark (558 chars)

    Hard to find 4 bedroom ranch in walking distance to school, stores and State Park!. Open floor plan includes a large living room with new Pergo flooring that runs throughout the kitchen and eating area as well. Abundant oak cabinets and counter top with room for 4-5 stools!! The family room offers a view of the rear yard and entrance to the fourth bedroom. There is a 2.5 car garage , new front deck and a freshly painted exterior. Upgrades include windows, tank less hot water, garage roof, plumbing and sewer line. This is A LOT of house for the money!!!

12. 2017-09-29
    listed $139,900 Active 558-char remark

    Show marketing remark (558 chars)

    Hard to find 4 bedroom ranch in walking distance to school, stores and State Park!. Open floor plan includes a large living room with new Pergo flooring that runs throughout the kitchen and eating area as well. Abundant oak cabinets and counter top with room for 4-5 stools!! The family room offers a view of the rear yard and entrance to the fourth bedroom. There is a 2.5 car garage , new front deck and a freshly painted exterior. Upgrades include windows, tank less hot water, garage roof, plumbing and sewer line. This is A LOT of house for the money!!!

13. 2011-06-23
    soldstatus $108,000
14. 2011-06-20
    soldstatus $108,000
15. 2011-05-02
    listed $109,900

ⓘ 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: $4,209 · $351/mo
• Projected year-2 tax: $4,209 · $351/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 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: $31,852
• − Mortgage interest: −$12,318
• − Property taxes: −$4,209
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$6,397
• Taxable income: $2,732
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $5,361/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

+100.1% since first listed

15 events — show timeline

• 2026-04-28 Pending — WNYREIS
• 2026-04-22 Listed $219,900 WNYREIS
• 2023-10-10 Sold (Public Records) $440,000 Public Records
• 2023-09-22 Sold (MLS) $195,000 WNYREIS
• 2023-08-10 Pending — WNYREIS
• 2023-06-22 Pending — WNYREIS
• 2023-06-14 Listed $185,000 WNYREIS
• 2017-12-19 Sold (MLS) $135,000 WNYREIS
• 2017-12-13 Sold (Public Records) $135,000 Public Records
• 2017-11-10 Pending — WNYREIS
• 2017-10-16 Pending — WNYREIS
• 2017-09-29 Listed $139,900 WNYREIS
• 2011-06-23 Sold (Public Records) $108,000 Public Records
• 2011-06-20 Sold (MLS) $108,000 WNYREIS
• 2011-05-02 Listed $109,900 WNYREIS

Property tax history

+3.6%/yr

Latest (2025): $4,209 · +4.2% YoY. Source: county tax records.