1004 Enola Rd · Grandyle Village, NY 14072

$89,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 8 Days on market

Built 1957 9,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Bring your vision and creativity to this ranch style home. This property is perfect for those looking to create sweat equity! Ideally located near an elementary school, bike path, playground, and Beaver Island State Park! Open layout concept with an eat-in kitchen and spacious living room. Three good-sized bedrooms. First floor laundry. Boiler and HWT 2021. Gas line replacement 2026. Newer Electrical Panel. Nice lot with front and back patio. Don't miss your chance to turn this diamond in the rough into a solid investment. This is a cash only sale, price reflects work required. Offers will be reviewed June 5th at 3:00.

Key facts

• First floor laundry
• Ranch style home
• Eat-in kitchen

Tags

• RANCH STYLE HOME
• OPEN LAYOUT CONCEPT
• EAT-IN KITCHEN
• SPACIOUS LIVING ROOM
• FIRST FLOOR LAUNDRY
• BOILER AND HWT 2021

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Copper plumbing; Asphalt shingle roof; Pillar/post/pier and slab foundation; Built (existing) structure
• Exterior features: Concrete driveway; Patio; Shed(s) / storage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three main-level bedrooms (all on the first floor)
• Flooring: Tile; Varies
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Eat-in kitchen; Living room; Has fireplace (1)
• 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 $89k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 20.1% 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1957 — 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: 2.68% ✓
• Cap rate: 20.07%
• Cash-on-cash: 49.21%
• DSCR: 3.19
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $231,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Woodlee Ln	0.20mi	3/2.0	1,186 (+1%)	4mo	$145,000	$122	81
1085 E Park Rd	0.24mi	3/1.5	1,242 (+6%)	3mo	$254,000	$205	74
27 Woodlee Ln	0.23mi	3/1.0	1,053 (-10%)	2mo	$130,000	$123	71
108 Jenell Dr	0.26mi	3/2.0	1,221 (+4%)	7mo	$234,000	$192	71
65 Crescent Rd	0.16mi	3/1.0	1,308 (+12%)	3mo	$195,000	$149	70
1079 Carter Dr	0.11mi	4/2.0 (+1)	1,294 (+11%)	2mo	$219,900	$170	67
1600 Red Jacket Rd	0.64mi	3/1.0	1,205 (+3%)	3mo	$280,000	$232	63
178 Marilyn Dr	0.37mi	4/2.5 (+1)	1,287 (+10%)	1mo	$261,000	$203	54
49 Elsie Ln	0.37mi	3/1.5	1,302 (+11%)	10mo	$257,500	$198	54
90 Schwegler Rd	0.39mi	3/1.5	1,287 (+10%)	12mo	$270,000	$210	54
208 Hennepin Rd	0.63mi	3/1.0	1,222 (+4%)	14mo	$275,000	$225	51
190 Marilyn Dr	0.36mi	4/2.0 (+1)	1,287 (+10%)	20mo	$234,600	$182	40

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: 46.9%
• Equity multiple: 3.04×
• Total profit: $50,858
• Equity at exit: $13,270

10-year hold

• IRR: 52.7%
• Equity multiple: 6.17×
• Total profit: $128,861
• Equity at exit: $7,695

Cash invested: $24,920 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$356 /mo · $4,271/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,022

Break-even live

Break-even rent $1,088

Max offer price $89,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,328	-5% $1,297	+0% $1,022	+5% $997	+10% $972
Rent	-10% $834	-5% $928	+0% $1,022	+5% $1,116	+10% $1,210
Rate	-1.0pp $1,067	-0.5pp $1,045	base $1,022	+0.5pp $999	+1.0pp $975

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-07
   statusdays on market $89,000 Pending 8 DOM
2. 2026-06-03
   days on market $89,000 Active 5 DOM
3. 2026-06-02
   days on market $89,000 Active 4 DOM
4. 2026-06-01
   days on market $89,000 Active 3 DOM
5. 2026-05-31
   days on market $89,000 Active 2 DOM

ⓘ 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: $4,271 · $356/mo
• Projected year-2 tax: $4,271 · $356/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: $28,583
• − Mortgage interest: −$4,985
• − Property taxes: −$4,271
• − Insurance: −$445
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$2,589
• Taxable income: $11,720
• Est. tax owed @ 24.0%: −$2,813
• After-tax cash flow: $9,452/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

1 event — show timeline

• 2026-05-29 Listed $89,000 WNYREIS

Property tax history

+3.0%/yr

Latest (2025): $4,271 · +9.9% YoY. Source: county tax records.