None · Williamsville, NY 14221

$259,900

2 bd · 2.0 ba · 1,234 sqft · Condo · 216 Days on market

Built 1986 Good condition $211/sqft · 9% above area Est $238k · 9% over

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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).

• Cash flow +13.2/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• ARV discount +3.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

1075 Youngs Road, Unit H You will Love this condo home located in the sought after Williamsville Area, Park Place Community. The 1234 sq. ft condo is a 2 bedroom/2bath upper and features an open floor plan. The condo offers a large bright living room with a gas fireplace and vaulted ceiling. A spacious formal dining room is the perfect size for entertaining. The remodeled kitchen includes stainless steel appliances. Both full bathrooms have been remodeled. The laundry room is completed with a full size washer and dryer. The open porch is overlooking the beautiful landscaped wooded park- like setting.

Key facts

• Open floor plan
• Vaulted ceiling
• Remodeled kitchen

Tags

• OPEN FLOOR PLAN
• GAS FIREPLACE
• VAULTED CEILING
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-6 ($-74/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (12.8% below list).
• Recommended offer: $227k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $120k; list at $260k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,578 (12.8% 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 216 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $237,685
• List price: $259,900
• Delta: 9.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.01% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-37,798
• Equity at exit: $38,752

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-13,294
• Equity at exit: $22,471

Cash invested: $72,772 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,266 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-6

Break-even live

Break-even rent $2,274

Max offer price $259,011

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Segsbury Rd Buffalo, NY	3.0	2.0	1488	$2,950	$1.98	23d	1	1.05mi
990 Hopkins Rd Unit G Buffalo, NY	2.0	2.0	1100	$2,200	$2.00	11d	1	1.14mi
23 Northwood Dr Buffalo, NY	1.0–2.0	1.0–2.0	800	$2,145	$2.68	1d	1	1.16mi
10 Arielle Ct Williamsville, NY	1.0–3.0	1.0–2.0	1063	$2,235	$2.10	1d	10	1.24mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $259,900 Active 216 DOM
2. 2026-06-17
   days on market $259,900 Active 215 DOM
3. 2026-06-16
   days on market $259,900 Active 214 DOM
4. 2026-06-15
   days on market $259,900 Active 213 DOM
5. 2026-06-13
   days on market $259,900 Active 211 DOM
6. 2026-06-10
   days on market $259,900 Active 208 DOM
7. 2026-06-09
   days on market $259,900 Active 207 DOM
8. 2026-06-08
   days on market $259,900 Active 206 DOM
9. 2026-06-07
   days on market $259,900 Active 205 DOM
10. 2026-06-05
    days on market $259,900 Active 202 DOM
11. 2026-06-03
    days on market $259,900 Active 201 DOM
12. 2026-06-02
    days on market $259,900 Active 200 DOM
13. 2026-06-01
    days on market $259,900 Active 199 DOM
14. 2026-05-31
    days on market $259,900 Active 198 DOM
15. 2025-11-14
    listed $259,900 Active 608-char remark

    Show marketing remark (608 chars)

    1075 Youngs Road, Unit H You will Love this condo home located in the sought after Williamsville Area, Park Place Community. The 1234 sq. ft condo is a 2 bedroom/2bath upper and features an open floor plan. The condo offers a large bright living room with a gas fireplace and vaulted ceiling. A spacious formal dining room is the perfect size for entertaining. The remodeled kitchen includes stainless steel appliances. Both full bathrooms have been remodeled. The laundry room is completed with a full size washer and dryer. The open porch is overlooking the beautiful landscaped wooded park- like setting.

16. 2004-12-03
    soldstatus $120,000 304-char remark

    Show marketing remark (304 chars)

    FIRST FLOOR CONDO WITH GARAGE. 2 BEDROOMS & 2 BATHS. IN-UNIT LAUNDRY, FIREPLACE, FORMAL DINING ROOM COULD BE DEN OR 3RD BEDROOM. HUGE MBR WALK-IN CLOSET, COVERED PATIO OFF LIVING ROOM & DINING ROOM. FIREPLACE IN LR. GREAT LOCATION-REAR UNIT OVERLOOKING THE GAZEBO & PRIVATE WOODED AREA.

17. 2004-10-18
    listed $109,900 304-char remark

    Show marketing remark (304 chars)

    FIRST FLOOR CONDO WITH GARAGE. 2 BEDROOMS & 2 BATHS. IN-UNIT LAUNDRY, FIREPLACE, FORMAL DINING ROOM COULD BE DEN OR 3RD BEDROOM. HUGE MBR WALK-IN CLOSET, COVERED PATIO OFF LIVING ROOM & DINING ROOM. FIREPLACE IN LR. GREAT LOCATION-REAR UNIT OVERLOOKING THE GAZEBO & PRIVATE WOODED AREA.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 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: $27,189
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$7,561
• Taxable loss: −$4,478
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $1,001/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.

Condition & rehab AI · 8 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom/2-bath condo in Williamsville, NY, offers a good condition with minimal repairs needed. It's located in a desirable area with a landscaped setting, making it a good investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment
• Both Replace sliding glass doors with energy-efficient windows — Improves energy efficiency and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment ↑
• Both Replace sliding glass doors with energy-efficient windows — Improves energy efficiency and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+136.5% since first listed

3 events — show timeline

• 2025-11-14 Listed $259,900 ForSaleByOwner.com
• 2004-12-03 Sold (MLS) $120,000 WNYREIS
• 2004-10-18 Listed $109,900 WNYREIS