1260 Youngs Rd Unit H · Williamsville, NY 14221

$189,900

2 bd · 1.0 ba · 1,062 sqft · Condo public records · 8 Days on market

Built 1985 $179/sqft · 10% below area Est $212k · 10% under $426/mo HOA · 19% of rent

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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 +15.9/30.0
• ARV discount +12.2/15.0
• 1% rule +6.8/10.0
• Schools +6.3/10.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A-1 location for this second floor end unit condominium at Parks Edge Cottages. Located across from Bassett Park and convenient to Millard Fillmore Suburban Hospital, you are minutes away from all conveniences. Features include a RARE AND COVETED GARAGE , Pella sliding doors and windows, gas fireplace, in unit laundry, and excellent storage. Sliding doors lead to a patio overlooking the gazebo. It's a great opportunity for those seeking a care free low maintenance lifestyle.

Key facts

• Laundry in unit
• Sliding glass door
• Pella windows

Tags

• PELLA WINDOWS
• SLIDING GLASS DOOR
• BALCONY OVERLOOKING GROUNDS
• LAUNDRY IN UNIT

Property features AI

Finance

• Financial info: Cats allowed (with number limit)
• HOA & community: Association managed by Fairwood Management; Monthly association fee of $426; Association covers structure maintenance, sewer, snow removal and water

Exterior

• Parking: Detached garage; Open parking; 1 garage space
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story property; Resale condition; Vinyl siding exterior; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Existing (previously built)
• Exterior features: Balcony; City street frontage; Rectangular residential lot

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Breakfast bar; Sliding glass doors; Sliding doors
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.9% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $189,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 7.1

CMA / ARV

• ARV (median comp): $211,839
• List price: $189,900
• Delta: -10.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-20,128
• Equity at exit: $28,315

10-year hold

• IRR: 2.5%
• Equity multiple: 1.20×
• Total profit: $10,723
• Equity at exit: $16,419

Cash invested: $53,172 (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 14221

• Rents YoY: 5.0%
• Active inventory: 329
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,242 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$79
• HOA: −$426
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $90

Break-even live

Break-even rent $2,128

Max offer price $189,900

Occupancy floor 91%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
990 Hopkins Rd Unit G Buffalo, NY	2.0	2.0	1100	$2,200	$2.00	11d	1	0.97mi
116 Segsbury Rd Buffalo, NY	3.0	2.0	1488	$2,950	$1.98	23d	1	1.01mi
23 Northwood Dr Buffalo, NY	1.0–2.0	1.0–2.0	800	$2,145	$2.68	1d	1	1.32mi
10 Arielle Ct Williamsville, NY	1.0–3.0	1.0–2.0	1063	$2,235	$2.10	1d	10	1.33mi

HOA detail condo

• Monthly dues: $426 · $5,112/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-16
   status Pending 439-char remark
2. 2026-05-08
   listed $189,900 Active 439-char remark
3. 2022-08-16
   soldstatus $170,000
4. 2022-08-08
   soldstatus $170,000 Closed Sale or Rented 479-char remark

   Show marketing remark (479 chars)

   A-1 location for this second floor end unit condominium at Parks Edge Cottages. Located across from Bassett Park and convenient to Millard Fillmore Suburban Hospital, you are minutes away from all conveniences. Features include a RARE AND COVETED GARAGE , Pella sliding doors and windows, gas fireplace, in unit laundry, and excellent storage. Sliding doors lead to a patio overlooking the gazebo. It's a great opportunity for those seeking a care free low maintenance lifestyle.

5. 2022-06-21
   status Under Contract- Do Not Show 479-char remark

   Show marketing remark (479 chars)

   A-1 location for this second floor end unit condominium at Parks Edge Cottages. Located across from Bassett Park and convenient to Millard Fillmore Suburban Hospital, you are minutes away from all conveniences. Features include a RARE AND COVETED GARAGE , Pella sliding doors and windows, gas fireplace, in unit laundry, and excellent storage. Sliding doors lead to a patio overlooking the gazebo. It's a great opportunity for those seeking a care free low maintenance lifestyle.

6. 2022-06-03
   price $179,995 479-char remark

   Show marketing remark (479 chars)

   A-1 location for this second floor end unit condominium at Parks Edge Cottages. Located across from Bassett Park and convenient to Millard Fillmore Suburban Hospital, you are minutes away from all conveniences. Features include a RARE AND COVETED GARAGE , Pella sliding doors and windows, gas fireplace, in unit laundry, and excellent storage. Sliding doors lead to a patio overlooking the gazebo. It's a great opportunity for those seeking a care free low maintenance lifestyle.

7. 2022-04-18
   listed $185,000 Active 479-char remark

   Show marketing remark (479 chars)

   A-1 location for this second floor end unit condominium at Parks Edge Cottages. Located across from Bassett Park and convenient to Millard Fillmore Suburban Hospital, you are minutes away from all conveniences. Features include a RARE AND COVETED GARAGE , Pella sliding doors and windows, gas fireplace, in unit laundry, and excellent storage. Sliding doors lead to a patio overlooking the gazebo. It's a great opportunity for those seeking a care free low maintenance lifestyle.

ⓘ 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: $2,160 · $180/mo
• Projected year-2 tax: $2,685 · $224/mo
• Expected delta: +$524/yr (+$44/mo · 24.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 15 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: $26,908
• − Mortgage interest: −$10,637
• − Property taxes: −$2,160
• − Insurance: −$950
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − HOA: −$5,112
• − Depreciation: −$5,524
• Taxable loss: −$1,781
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $1,512/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: 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

+2.6% since first listed

7 events — show timeline

• 2026-05-16 Pending — WNYREIS
• 2026-05-08 Listed $189,900 WNYREIS
• 2022-08-16 Sold (Public Records) $170,000 Public Records
• 2022-08-08 Sold (MLS) $170,000 WNYREIS
• 2022-06-21 Pending — WNYREIS
• 2022-06-03 Price Changed $179,995 WNYREIS
• 2022-04-18 Listed $185,000 WNYREIS

Property tax history

+3.8%/yr

Latest (2025): $2,160 · +1.7% YoY. Source: county tax records.