24 La Salle Ct · Grandyle Village, NY 14072

$149,900

3 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 2 Days on market

Built 1946 0.27 ac lot Est $244k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Seller will consider offers starting at $149,900. Adorable 3 bedroom 1 bath ranch tucked away on a cute little cul-de-sac. Set on a pie shaped lot, this property offers a big/partially fenced backyard, a 2 car detached garage, and a shed. Inside you'll find a living room with wood-burning fireplace, an eat-in kitchen with oak cabinets, a family room with vaulted ceiling, and a convenient 1st floor laundry room off the kitchen. A front deck adds outdoor living space and curb appeal. A solid chance to build equity in a desirable Grand Island location close to Kaegebein Elementary School and playground, a bike path, and Beaver Island State Park. This home needs some TLC but offers great potent

Key facts

• Oak cabinets
• Vaulted ceiling
• Eat-in kitchen

Tags

• BIG PARTIALLY FENCED BACKYARD
• 2 CAR DETACHED GARAGE
• WOOD-BURNING FIREPLACE
• EAT-IN KITCHEN
• OAK CABINETS
• VAULTED CEILING

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Vinyl siding; Asphalt shingle roof; Resale condition; City street frontage; Irregular lot located on a cul-de-sac (residential, agricultural characteristics)
• Construction: Vinyl siding construction; Poured foundation and slab
• Exterior features: Concrete driveway; Deck; Partial fencing; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Free-standing range; Oven; Range hood; Exhaust fan
• Bedrooms: 3 bedrooms on the main level; Main level primary bedroom; Bedroom on main level
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heating; Radiant heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Sliding glass door(s)
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.3% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $150k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1946 — 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. 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.
5. 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.
6. 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: 1.66% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $244,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Elsie Ln	0.17mi	3/1.0	1,365 (+2%)	7mo	$249,000	$182	83
65 Crescent Rd	0.32mi	3/1.0	1,308 (-2%)	3mo	$195,000	$149	78
49 Elsie Ln	0.16mi	3/1.5	1,302 (-3%)	10mo	$257,500	$198	78
1600 Red Jacket Rd	0.20mi	3/1.0	1,205 (-10%)	3mo	$280,000	$232	72
1085 E Park Rd	0.26mi	3/1.5	1,242 (-8%)	3mo	$254,000	$205	71
1118 La Salle Ave	0.08mi	3/2.0	1,530 (+14%)	5mo	$235,000	$154	65
14 Elsie Ln	0.22mi	3/1.0	1,479 (+10%)	9mo	$250,000	$169	65
1079 Carter Dr	0.45mi	4/2.0 (+1)	1,294 (-4%)	2mo	$219,900	$170	62
178 Marilyn Dr	0.44mi	4/2.5 (+1)	1,287 (-4%)	1mo	$261,000	$203	61
986 Enola Rd	0.50mi	3/1.0	1,478 (+10%)	0mo	$250,000	$169	60
18 Woodlee Ln	0.49mi	3/2.0	1,186 (-12%)	4mo	$145,000	$122	50
108 Jenell Dr	0.62mi	3/2.0	1,221 (-9%)	7mo	$234,000	$192	46

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: 14.3%
• Equity multiple: 1.57×
• Total profit: $24,003
• Equity at exit: $22,351

10-year hold

• IRR: 23.1%
• Equity multiple: 2.99×
• Total profit: $83,494
• Equity at exit: $12,961

Cash invested: $41,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,493 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$365 /mo · $4,380/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $756

Break-even live

Break-even rent $1,536

Max offer price $149,900

Occupancy floor 65%

Sensitivity live

Price	-10% $841	-5% $798	+0% $756	+5% $714	+10% $671
Rent	-10% $559	-5% $657	+0% $756	+5% $854	+10% $953
Rate	-1.0pp $831	-0.5pp $794	base $756	+0.5pp $717	+1.0pp $678

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1894 E River Rd Grand Island, NY	3.0	1.5	1566	$2,750	$1.76	44d	1	1.35mi

Listing history 3 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   listed $149,900 Active
3. 2000-10-31
   soldstatus $71,900

ⓘ 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: $4,380 · $365/mo
• Projected year-2 tax: $4,380 · $365/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 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: $29,916
• − Mortgage interest: −$8,397
• − Property taxes: −$4,380
• − Insurance: −$750
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$4,361
• Taxable income: $7,243
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $7,333/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

+108.5% since first listed

3 events — show timeline

• 2026-05-02 Pending — WNYREIS
• 2026-04-29 Listed $149,900 WNYREIS
• 2000-10-31 Sold (Public Records) $71,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,380 · +3.2% YoY. Source: county tax records.