660 Youngs Rd Unit E · Williamsville, NY 14221

$209,900

2 bd · 2.0 ba · 1,010 sqft · SingleFamily public records · 2 Days on market

Built 1987 1,010 sqft lot $208/sqft · 13% below area Est $242k · 13% under $412/mo HOA · 19% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +13.4/15.0
• Cash flow +11.9/30.0
• Schools +6.3/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely, wonderfully maintained 2nd flr condo. Professionally newly painted & carpeted 10/13! Living/Dining area features beamed vaulted ceil w/ fan, fireplace w/ marble tile hearth & beautiful detailed mantle & lg bright windows. Eat-in fully applianced kit has pantry & adjacent utility/laundry rm w/ washer & dryer. Lg master bdrm has huge walk-in closet, fantastic window-seat w/ storage & full ceramic bath. Dble dr entry to 2nd bedrm/den/ofc & lg closet. Garage is steps from front dr, huge pri bsmnt storage, FURN is 3 yrs old. Park-like courtyard & Gazebo. Demand Dorchester Best Vaule in Amherst.

Key facts

• Open design
• Gas fireplace
• Garage parking

Tags

• IN UNIT LAUNDRY
• GARAGE PARKING
• CATHEDRAL CEILING
• GAS FIREPLACE
• WALK IN CLOSET
• OPEN DESIGN

Property features AI

Finance

• HOA & community: Association: LMM Properties; Monthly association fee; Association fee covers common area maintenance, common area insurance, common areas, insurance, structure maintenance, reserve fund, sewer, snow removal, trash, and water

Exterior

• Parking: Detached garage with garage door opener; Open parking; 1 garage space
• Utilities: High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electrical system
• Home design: Existing property; 1 story
• Construction: Vinyl siding; Copper plumbing; Asphalt roof
• Exterior features: Irregular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen; Refrigerator; Free-standing range; Oven; Microwave; Dishwasher; Pantry
• Bedrooms: Bedroom 1 on second level (16 x 14); Bedroom 2 on second level (11 x 10)
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Separate/formal living room; Pantry; Primary bedroom with bath; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry located on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-56 ($-667/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (4.7% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $200k (4.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.5% in Williamsville — 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 84/100 on livability (#44 in NY, #693 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+.
• Williamsville Central School District (suburban): math 64% / reading 77% proficiency, ranked #114 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.0%/yr); 329 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.
• Current owner paid $124k; list at $210k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $200,077 (4.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 7.9

CMA / ARV

• ARV (median comp): $241,743
• List price: $209,900
• Delta: -13.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Woodpointe #10	0.62mi	2/2.0	1,050 (+4%)	3mo	$304,000	$290	62
30 Woodpointe Run	0.58mi	2/1.5	1,050 (+4%)	18mo	$345,000	$329	49
11 Woodpointe Run	0.61mi	2/2.0	1,050 (+4%)	20mo	$325,000	$310	48
48 Hollybrook Dr	0.71mi	3/1.0 (+1)	1,120 (+11%)	20mo	$335,000	$299	23

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 · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.44×
• Total profit: $-32,761
• Equity at exit: $31,297

10-year hold

• IRR: -2.9%
• Equity multiple: 0.78×
• Total profit: $-12,647
• Equity at exit: $18,148

Cash invested: $58,772 (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 14221

• Rents YoY: 5.0%
• Active inventory: 329
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$87
• HOA: −$412
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-56

Break-even live

Break-even rent $2,275

Max offer price $200,077

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $4	+0% $-56	+5% $-115	+10% $-174
Rent	-10% $-230	-5% $-143	+0% $-56	+5% $31	+10% $119
Rate	-1.0pp $50	-0.5pp $-2	base $-56	+0.5pp $-110	+1.0pp $-165

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Northwood Dr Buffalo, NY	1.0–2.0	1.0–2.0	800	$2,145	$2.68	2d	1	0.42mi
255 Evans St Williamsville, NY	1.0–2.0	1.0–2.0	975	$2,350	$2.41	2d	13	0.85mi
540 Mill St Buffalo, NY	3.0	1.5	1300	$2,095	$1.61	2d	1	0.95mi
49 S Youngs Rd Buffalo, NY	3.0	1.0	1400	$1,795	$1.28	24d	1	1.00mi
5877 Main St Williamsville, NY	1.0–2.0	1.0–2.0	1090	$2,650	$2.43	2d	1	1.10mi
116 Segsbury Rd Buffalo, NY	3.0	2.0	1488	$2,950	$1.98	24d	1	1.15mi
5712 Main St #220 Williamsville, NY	2.0	2.0	1015	$2,400	$2.36	44d	1	1.27mi
160 Glendon Pl Williamsville, NY	2.0	2.5	1470	$2,310	$1.57	3d	1	1.38mi
25 Spring Meadow Dr Buffalo, NY	1.0–2.0	1.0–2.0	1087	$2,555	$2.35	2d	14	1.48mi

HOA detail

• Monthly dues: $412 · $4,944/yr

Listing history 8 events

1. 2026-05-09
   status Pending 981-char remark
2. 2026-05-07
   listed $209,900 Active 981-char remark
3. 2015-09-08
   soldstatus $124,000
4. 2014-01-31
   soldstatus $97,000 652-char remark

   Show marketing remark (652 chars)

   Lovely, wonderfully maintained 2nd flr condo. Professionally newly painted & carpeted 10/13! Living/Dining area features beamed vaulted ceil w/ fan, fireplace w/ marble tile hearth & beautiful detailed mantle & lg bright windows. Eat-in fully applianced kit has pantry & adjacent utility/laundry rm w/ washer & dryer. Lg master bdrm has huge walk-in closet, fantastic window-seat w/ storage & full ceramic bath. Dble dr entry to 2nd bedrm/den/ofc & lg closet. Garage is steps from front dr, huge pri bsmnt storage, FURN is 3 yrs old. Park-like courtyard & Gazebo. Demand Dorchester Best Vaule in Amherst.

5. 2013-10-07
   listed $98,900 652-char remark

   Show marketing remark (652 chars)

   Lovely, wonderfully maintained 2nd flr condo. Professionally newly painted & carpeted 10/13! Living/Dining area features beamed vaulted ceil w/ fan, fireplace w/ marble tile hearth & beautiful detailed mantle & lg bright windows. Eat-in fully applianced kit has pantry & adjacent utility/laundry rm w/ washer & dryer. Lg master bdrm has huge walk-in closet, fantastic window-seat w/ storage & full ceramic bath. Dble dr entry to 2nd bedrm/den/ofc & lg closet. Garage is steps from front dr, huge pri bsmnt storage, FURN is 3 yrs old. Park-like courtyard & Gazebo. Demand Dorchester Best Vaule in Amherst.

6. 2013-04-26
   historical
7. 2013-04-25
   listed $99,800
8. 2013-01-25
   listed $104,800

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,954 · $246/mo
• Expected delta: +$593/yr (+$49/mo · 25.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,451
• − Mortgage interest: −$11,758
• − Property taxes: −$2,361
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$4,944
• − Depreciation: −$6,106
• Taxable loss: −$4,000
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $293/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: Williamsville Central School District
• NCES district ID: 3631470
• Math proficiency: 64% ▼ -14.00%
• Reading proficiency: 77% ▲ 6.00%
• Median HH income: $79,907
• Composite: 62.59/100
• National rank: #678
• State rank: #114 of 590 in NY

Livability — Williamsville

• Score: 84/100
• State rank: #44
• US rank: #693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• City population: 55,255
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 55,255
• Household income: $101,615
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1956.0

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 (84%)
• Race & ethnicity: White 84% Asian 8% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 15% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Other Asian/Pacific 2% Spanish 2%

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: ▼ -301.37%
• Current HPI: 322.6947
• Rent YoY: ▲ 5.01%
• 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

+100.3% since first listed

8 events — show timeline

• 2026-05-09 Pending — WNYREIS
• 2026-05-07 Listed $209,900 WNYREIS
• 2015-09-08 Sold (Public Records) $124,000 Public Records
• 2014-01-31 Sold (MLS) $97,000 WNYREIS
• 2013-10-07 Listed $98,900 WNYREIS
• 2013-04-26 Listing Removed — WNYREIS
• 2013-04-25 Listed $99,800 WNYREIS
• 2013-01-25 Listed $104,800 WNYREIS

Property tax history

-1.7%/yr

Latest (2025): $2,361 · +2.2% YoY. Source: county tax records.