1900 Bruce Ln · Grandyle Village, NY 14072

$289,900

4 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 14 Days on market

Built 1961 0.25 ac lot $185/sqft · 18% below area Est $355k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• 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

Great neighborhood and perfect starter home! So much value in this 4 bedroom, bath and a half. Updated eat in kitchen comes fully applianced. Beautiful hardwood floors under all carpet except family room. Nice size living room with wood burning fireplace opens to formal dining room and French doors lead to family room all windowed to the large backyard. Roof done in 2008 with 30 year architectural shingle. Thermo vinyl windows throughout. Full basement with recent boiler and hot water tank, plus a 2 car garage. Wow, this is a lot for your money!

Key facts

• Ample storage space
• Additional sunroom
• Cozy dining room

Tags

• WELL APPOINTED KITCHEN
• SPACIOUS BRIGHT LIVING AREA
• COZY DINING ROOM
• ADDITIONAL SUNROOM
• FULLY FENCED IN BACKYARD
• AMPLE STORAGE SPACE

Property features AI

Exterior

• Parking: Detached garage (2 car)
• Utilities: High-speed internet available; Public water connected; Sewer connected; Public sewer
• Home design: Two-story single family home; Existing construction
• Construction: Brick and wood siding exterior; Asphalt roof; Poured foundation; Built (existing)
• Exterior features: Deck; Fully fenced yard; Concrete driveway; Near public transit; Rectangular, residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: Four bedrooms (all on second level)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Solid surface counters; Sunroom/Florida room; Full basement; Fireplace (1)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $1 ($6/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (9.3% below list).
• Recommended offer: $263k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $140k; list at $290k implies a 107% gain — meaningful room to come down on a strong offer.

Recommended offer $262,924 (9.3% below list)

Questions for the listing agent

1. Built in 1961 — 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. 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?
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: 0.91% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $355,178
• List price: $289,900
• Delta: -18.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 Creekside Dr	0.14mi	3/1.5 (-1)	1,590 (+1%)	4mo	$269,900	$170	83
928 Baseline Rd	0.28mi	4/1.5	1,634 (+4%)	0mo	$365,000	$223	80
1065 Sheree Dr	0.14mi	3/1.5 (-1)	1,642 (+5%)	2mo	$330,000	$201	79
986 Enola Rd	0.17mi	3/1.0 (-1)	1,478 (-6%)	0mo	$250,000	$169	75
10 Royal Oak Cir	0.37mi	3/1.5 (-1)	1,607 (+2%)	1mo	$365,000	$227	73
43 Riverview Ct	0.40mi	3/2.0 (-1)	1,634 (+4%)	6mo	$420,000	$257	62
44 Elsie Ln	0.53mi	4/1.0	1,656 (+6%)	5mo	$200,000	$121	60
1118 La Salle Ave	0.56mi	3/2.0 (-1)	1,530 (-2%)	5mo	$235,000	$154	58
145 The Cmns	0.50mi	3/2.0 (-1)	1,677 (+7%)	3mo	$490,000	$292	55
22 Country Club Ct	0.65mi	3/2.0 (-1)	1,490 (-5%)	5mo	$468,500	$314	50
2122 Fix Rd	0.58mi	3/1.5 (-1)	1,410 (-10%)	4mo	$310,000	$220	48
102 Country Club Dr	0.71mi	3/2.0 (-1)	1,747 (+11%)	2mo	$490,000	$280	39

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-46,858
• Equity at exit: $43,225

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-40,415
• Equity at exit: $25,065

Cash invested: $81,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$436 /mo · $5,226/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $1

Break-even live

Break-even rent $2,629

Max offer price $289,900

Occupancy floor 95%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending 684-char remark
2. 2026-04-27
   listed $289,900 Active 684-char remark
3. 2014-08-18
   soldstatus $140,000 552-char remark

   Show marketing remark (552 chars)

   Great neighborhood and perfect starter home! So much value in this 4 bedroom, bath and a half. Updated eat in kitchen comes fully applianced. Beautiful hardwood floors under all carpet except family room. Nice size living room with wood burning fireplace opens to formal dining room and French doors lead to family room all windowed to the large backyard. Roof done in 2008 with 30 year architectural shingle. Thermo vinyl windows throughout. Full basement with recent boiler and hot water tank, plus a 2 car garage. Wow, this is a lot for your money!

4. 2014-08-15
   soldstatus $140,000
5. 2014-05-28
   listed $149,900 552-char remark

   Show marketing remark (552 chars)

   Great neighborhood and perfect starter home! So much value in this 4 bedroom, bath and a half. Updated eat in kitchen comes fully applianced. Beautiful hardwood floors under all carpet except family room. Nice size living room with wood burning fireplace opens to formal dining room and French doors lead to family room all windowed to the large backyard. Roof done in 2008 with 30 year architectural shingle. Thermo vinyl windows throughout. Full basement with recent boiler and hot water tank, plus a 2 car garage. Wow, this is a lot for your money!

ⓘ 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: $5,226 · $436/mo
• Projected year-2 tax: $5,226 · $436/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 ≥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: $31,551
• − Mortgage interest: −$16,239
• − Property taxes: −$5,226
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$8,433
• Taxable loss: −$4,845
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $1,169/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

+93.4% since first listed

5 events — show timeline

• 2026-05-11 Pending — WNYREIS
• 2026-04-27 Listed $289,900 WNYREIS
• 2014-08-18 Sold (MLS) $140,000 WNYREIS
• 2014-08-15 Sold (Public Records) $140,000 Public Records
• 2014-05-28 Listed $149,900 WNYREIS

Property tax history

+1.7%/yr

Latest (2025): $5,226 · -6.9% YoY. Source: county tax records.