986 Enola Rd · Grandyle Village, NY 14072

$224,900

3 bd · 1.0 ba · 1,478 sqft · SingleFamily public records · 4 Days on market

Built 1956 9,000 sqft lot Est $297k · 24% under

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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).

• Cash flow +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• 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 MLS

Wonderful 3 bedroom beamed cathedral California style ranch! So much has been done to this home since '06 & '07, kitchen w/ oak cabinets, fully updated bath w/ ceramic floor, vinyl sided, roof-tear off, tankless HWT & boiler. Living rm has WBFP w/ stove insert, separate laundry room, spacious enclosed patio, fenced yard, concrete driveway, 100 amp electric, replacement windows & concrete patio. Shows A+++

Key facts

• Front concrete patio
• Abundant cabinetry
• Cathedral ceiling

Tags

• FRONT CONCRETE PATIO
• CATHEDRAL CEILING
• WOOD BURNING FIREPLACE
• ABUNDANT CABINETRY
• OVERSIZED TILED SHOWER
• VERSATILE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.8% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $98k; list at $225k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,900

Questions for the listing agent

1. Built in 1956 — 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. 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.
4. 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.
5. 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: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $297,078
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
986 Enola Rd	0.00mi	3/1.0	1,478 (0%)	0mo	$250,000	$169	100
1912 Creekside Dr	0.23mi	3/1.5	1,590 (+8%)	4mo	$269,900	$170	72
65 Crescent Rd	0.18mi	3/1.0	1,308 (-12%)	3mo	$195,000	$149	70
1118 La Salle Ave	0.43mi	3/2.0	1,530 (+4%)	5mo	$235,000	$154	66
1065 Sheree Dr	0.29mi	3/1.5	1,642 (+11%)	2mo	$330,000	$201	64
1079 Carter Dr	0.13mi	4/2.0 (+1)	1,294 (-12%)	2mo	$219,900	$170	62
10 Royal Oak Cir	0.47mi	3/1.5	1,607 (+9%)	1mo	$365,000	$227	61
928 Baseline Rd	0.43mi	4/1.5 (+1)	1,634 (+11%)	0mo	$365,000	$223	55
2122 Fix Rd	0.72mi	3/1.5	1,410 (-5%)	4mo	$310,000	$220	54
44 Elsie Ln	0.37mi	4/1.0 (+1)	1,656 (+12%)	5mo	$200,000	$121	54
145 The Cmns	0.44mi	3/2.0	1,677 (+14%)	3mo	$490,000	$292	50
178 Marilyn Dr	0.40mi	4/2.5 (+1)	1,287 (-13%)	1mo	$261,000	$203	48

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-18,939
• Equity at exit: $33,533

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $6,216
• Equity at exit: $19,445

Cash invested: $62,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$322 /mo · $3,858/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $274

Break-even live

Break-even rent $2,019

Max offer price $224,900

Occupancy floor 83%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-04-20
   listed $224,900 Active
3. 2023-08-29
   historical $1,800
4. 2023-08-17
   listed $1,800
5. 2010-11-23
   soldstatus $98,500 426-char remark

   Show marketing remark (426 chars)

   Wonderful 3 bedroom beamed cathedral California style ranch! So much has been done to this home since '06 & '07, kitchen w/ oak cabinets, fully updated bath w/ ceramic floor, vinyl sided, roof-tear off, tankless HWT & boiler. Living rm has WBFP w/ stove insert, separate laundry room, spacious enclosed patio, fenced yard, concrete driveway, 100 amp electric, replacement windows & concrete patio. Shows A+++

6. 2010-11-23
   soldstatus $98,500

   Show marketing remark (426 chars)

   Wonderful 3 bedroom beamed cathedral California style ranch! So much has been done to this home since '06 & '07, kitchen w/ oak cabinets, fully updated bath w/ ceramic floor, vinyl sided, roof-tear off, tankless HWT & boiler. Living rm has WBFP w/ stove insert, separate laundry room, spacious enclosed patio, fenced yard, concrete driveway, 100 amp electric, replacement windows & concrete patio. Shows A+++

7. 2010-04-15
   listed $103,888 426-char remark

   Show marketing remark (426 chars)

   Wonderful 3 bedroom beamed cathedral California style ranch! So much has been done to this home since '06 & '07, kitchen w/ oak cabinets, fully updated bath w/ ceramic floor, vinyl sided, roof-tear off, tankless HWT & boiler. Living rm has WBFP w/ stove insert, separate laundry room, spacious enclosed patio, fenced yard, concrete driveway, 100 amp electric, replacement windows & concrete patio. Shows A+++

8. 2006-04-25
   soldstatus $83,700
9. 1997-07-16
   soldstatus $35,000

ⓘ 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: $3,858 · $322/mo
• Projected year-2 tax: $3,858 · $322/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: $28,383
• − Mortgage interest: −$12,598
• − Property taxes: −$3,858
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$6,543
• Taxable loss: −$282
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $3,354/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

+542.6% since first listed

9 events — show timeline

• 2026-04-24 Pending — WNYREIS
• 2026-04-20 Listed $224,900 WNYREIS
• 2023-08-29 Rental Removed $1,800 Avail
• 2023-08-17 Listed for Rent $1,800 Avail
• 2010-11-23 Sold (Public Records) $98,500 Public Records
• 2010-11-23 Sold (MLS) $98,500 WNYREIS
• 2010-04-15 Listed $103,888 WNYREIS
• 2006-04-25 Sold (Public Records) $83,700 Public Records
• 1997-07-16 Sold (Public Records) $35,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,858 · -5.1% YoY. Source: county tax records.