1901 Grand Island Blvd · Grandyle Village, NY 14072

$400,000

4 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 230 Days on market

Built 1950 3.20 ac lot $215/sqft · 15% below area Est $468k · 15% 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 +14.0/15.0
• Cash flow +7.8/30.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VR Pricing. Sellers will consider offers between $400,000 and $600,000. Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on Grand Island Blvd with a 6 car garage! Private/wooded rear yard. Spacious living room with fireplace and large eat in kitchen. The possibilities are endless! Residential home/lot and Commercial lot being sold together as one. Lot size, acreage, taxes and assessments are for both lots combined. Listed under COM with tax ID 144600-037-030-0002-011-000 under ML# B1648464.

Key facts

• 3.6 acres
• Large eat in kitchen
• 6 car garage

Tags

• 3.6 ACRES
• 6 CAR GARAGE
• PRIVATE WOODED REAR YARD
• LIVING ROOM WITH FIREPLACE
• LARGE EAT IN KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (28.1% below list).
• Recommended offer: $287k (28.1% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $141k; list at $400k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $287,455 (28.1% 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. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 11.6

CMA / ARV

• ARV (median comp): $467,956
• List price: $400,000
• Delta: -14.52%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Kaitlyn Ct	0.55mi	3/2.5 (-1)	2,065 (+11%)	7mo	$539,900	$261	43
523 Limestone Ct	0.55mi	4/2.5	2,114 (+14%)	14mo	$524,700	$248	37

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-92,817
• Equity at exit: $59,641

10-year hold

• IRR: -19.7%
• Equity multiple: -0.04×
• Total profit: $-116,849
• Equity at exit: $34,585

Cash invested: $112,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,875 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$446 /mo · $5,356/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-440

Break-even live

Break-even rent $3,431

Max offer price $322,309

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-327	+0% $-440	+5% $-553	+10% $-666
Rent	-10% $-667	-5% $-553	+0% $-440	+5% $-326	+10% $-213
Rate	-1.0pp $-238	-0.5pp $-338	base $-440	+0.5pp $-543	+1.0pp $-649

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1993 Grand Island Blvd Grand Island, NY	1.0–3.0	1.0–2.0	1097	$22,260	$20.28	2d	33	0.35mi
2255 Center Ter Grand Island, NY	2.0–3.0	1.0–2.5	1057	$2,300	$2.18	2d	24	0.94mi
1894 E River Rd Grand Island, NY	3.0	1.5	1566	$2,750	$1.76	44d	1	1.35mi

Listing history 28 events

1. 2026-06-18
   days on market $400,000 Active 230 DOM
2. 2026-06-17
   days on market $400,000 Active 229 DOM
3. 2026-06-16
   days on market $400,000 Active 228 DOM
4. 2026-06-15
   days on market $400,000 Active 227 DOM
5. 2026-06-13
   days on market $400,000 Active 225 DOM
6. 2026-06-13
   days on market $400,000 Active 224 DOM
7. 2026-06-10
   days on market $400,000 Active 222 DOM
8. 2026-06-09
   days on market $400,000 Active 221 DOM
9. 2026-06-08
   days on market $400,000 Active 220 DOM
10. 2026-06-07
    days on market $400,000 Active 219 DOM
11. 2026-06-03
    days on market $400,000 Active 215 DOM
12. 2026-06-02
    days on market $400,000 Active 214 DOM
13. 2026-06-01
    days on market $400,000 Active 213 DOM
14. 2026-05-31
    days on market $400,000 Active 212 DOM
15. 2025-10-31
    listed $400,000 Active 521-char remark

    Show marketing remark (521 chars)

    VR Pricing. Sellers will consider offers between $400,000 and $600,000. Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on Grand Island Blvd with a 6 car garage! Private/wooded rear yard. Spacious living room with fireplace and large eat in kitchen. The possibilities are endless! Residential home/lot and Commercial lot being sold together as one. Lot size, acreage, taxes and assessments are for both lots combined. Listed under COM with tax ID 144600-037-030-0002-011-000 under ML# B1648464.

16. 2019-07-15
    soldstatus $141,000 Closed Sale or Rented 331-char remark

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

17. 2019-07-15
    soldstatus $141,000

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

18. 2019-05-01
    status Pending Sale 331-char remark

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

19. 2019-04-30
    price $170,000 331-char remark

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

20. 2019-04-30
    price $170,000

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

21. 2019-04-24
    price $130,000

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

22. 2019-04-24
    price $130,000 331-char remark

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

23. 2018-07-18
    price $150,000

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

24. 2018-07-18
    price $150,000 331-char remark

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

25. 2018-04-17
    listed $200,000 Active 331-char remark

    Show marketing remark (331 chars)

    VR Pricing. Seller will consider offers between $130,000 and $170,000. No Money Down! Spacious 4 bedroom, 2 bath ranch on 3.6 acres! Almost 400 feet of frontage on the Boulevard with a 6 car garage! Private/wooded rear yard! Spacious living room with fireplace, large eat in kitchen. Many possibilities! Private financing possible!

26. 2017-10-04
    historical
27. 2017-05-04
    price $219,900
28. 2017-04-05
    listed $239,900 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: $5,356 · $446/mo
• Projected year-2 tax: $6,058 · $505/mo
• Expected delta: +$702/yr (+$58/mo · 13.1%)

ⓘ 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 4/10 Moderate
• 🌡 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: $34,495
• − Mortgage interest: −$22,406
• − Property taxes: −$5,356
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − Depreciation: −$11,636
• Taxable loss: −$12,424
• Est. tax savings @ 24.0%: +$2,982
• After-tax cash flow: $-2,296/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

• 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

+66.7% since first listed

14 events — show timeline

• 2025-10-31 Listed $400,000 WNYREIS
• 2019-07-15 Sold (Public Records) $141,000 Public Records
• 2019-07-15 Sold (MLS) $141,000 WNYREIS
• 2019-05-01 Pending — WNYREIS
• 2019-04-30 Price Changed $170,000 WNYREIS
• 2019-04-30 Price Changed $170,000 WNYREIS
• 2019-04-24 Price Changed $130,000 WNYREIS
• 2019-04-24 Price Changed $130,000 WNYREIS
• 2018-07-18 Price Changed $150,000 WNYREIS
• 2018-07-18 Price Changed $150,000 WNYREIS
• 2018-04-17 Listed $200,000 WNYREIS
• 2017-10-04 Listing Removed — WNYREIS
• 2017-05-04 Price Changed $219,900 WNYREIS
• 2017-04-05 Listed $239,900 WNYREIS

Property tax history

+5.7%/yr

Latest (2025): $5,356 · -15.7% YoY. Source: county tax records.