21 Schutt Ct · Grandyle Village, NY 14072

$214,900

3 bd · 1.5 ba · 1,666 sqft · SingleFamily public records · 19 Days on market

Built 1952 0.29 ac lot $129/sqft · 27% below area Est $296k · 27% 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.2/10.0
• 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

This delightful Cape Cod is nestled on a quiet cul-de-sac in a welcoming Grand Island neighborhood. The home offers a comfortable and practical layout, featuring three bedrooms and one and a half baths. The first-floor bedroom is generously sized with an en-suite bath and laundry room access. Upstairs there are two additional bedrooms and a half bath. Radiant heated floors on the ground level are cozy and warm. New carpeting and fresh paint throughout. Step outside to enjoy a fully fenced yard situated on more than a quarter acre. The property also features a storage shed equipped with electricity, adding extra convenience for outdoor projects and storage needs. Ideally situated, this home is just minutes away from local parks and an elementary school. It offers easy access to a nearby bike path and Beaver Island State Park. The location between Buffalo and Niagara Falls means all Western New York is within reach, making it an excellent base for our entire region. The south bridge less than five minutes away. Neighbors are friendly and the cul-de-sac is quiet. This property presents a wonderful opportunity to settle into a peaceful, welcoming community with all the amenities needed for comfortable living.

Key facts

• First-floor bedroom
• Laundry room access
• En-suite bath

Tags

• CUL-DE-SAC
• FIRST-FLOOR BEDROOM
• EN-SUITE BATH
• LAUNDRY ROOM ACCESS
• RADIANT HEATED FLOORS
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,676 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.12% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (median comp): $296,118
• List price: $214,900
• Delta: -27.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Stony Point Rd	0.12mi	3/1.5	1,686 (+1%)	8mo	$275,000	$163	86
44 Elsie Ln	0.18mi	4/1.0 (+1)	1,656 (-1%)	5mo	$200,000	$121	80
1118 La Salle Ave	0.13mi	3/2.0	1,530 (-8%)	5mo	$235,000	$154	74
1604 Love Rd	0.13mi	4/1.0 (+1)	1,542 (-7%)	13mo	$250,000	$162	64
1595 Love Rd	0.16mi	3/1.5	1,537 (-8%)	20mo	$240,000	$156	63
14 Elsie Ln	0.18mi	3/1.0	1,479 (-11%)	9mo	$250,000	$169	63
43 Riverview Ct	0.65mi	3/2.0	1,634 (-2%)	6mo	$420,000	$257	59
986 Enola Rd	0.54mi	3/1.0	1,478 (-11%)	0mo	$250,000	$169	54
1105 Sheree Dr	0.70mi	3/1.5	1,612 (-3%)	20mo	$275,000	$171	45
1070 Carter Dr	0.57mi	4/1.5 (+1)	1,512 (-9%)	15mo	$243,000	$161	40
49 Riverdale Dr	0.41mi	4/2.0 (+1)	1,464 (-12%)	18mo	$246,000	$168	39
975 Enola Rd	0.55mi	4/2.0 (+1)	1,480 (-11%)	18mo	$270,000	$182	34

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-13,895
• Equity at exit: $32,042

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $15,116
• Equity at exit: $18,581

Cash invested: $60,172 (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 14072

• Active inventory: 129
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,416 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $327

Break-even live

Break-even rent $2,002

Max offer price $214,900

Occupancy floor 81%

Sensitivity live

Price	-10% $449	-5% $388	+0% $327	+5% $266	+10% $205
Rent	-10% $136	-5% $232	+0% $327	+5% $423	+10% $518
Rate	-1.0pp $435	-0.5pp $382	base $327	+0.5pp $271	+1.0pp $215

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1894 E River Rd Grand Island, NY	3.0	1.5	1566	$2,750	$1.76	44d	1	1.31mi

Listing history 9 events

1. 2026-05-08
   status Pending 1224-char remark

   Show marketing remark (1224 chars)

   This delightful Cape Cod is nestled on a quiet cul-de-sac in a welcoming Grand Island neighborhood. The home offers a comfortable and practical layout, featuring three bedrooms and one and a half baths. The first-floor bedroom is generously sized with an en-suite bath and laundry room access. Upstairs there are two additional bedrooms and a half bath. Radiant heated floors on the ground level are cozy and warm. New carpeting and fresh paint throughout. Step outside to enjoy a fully fenced yard situated on more than a quarter acre. The property also features a storage shed equipped with electricity, adding extra convenience for outdoor projects and storage needs. Ideally situated, this home is just minutes away from local parks and an elementary school. It offers easy access to a nearby bike path and Beaver Island State Park. The location between Buffalo and Niagara Falls means all Western New York is within reach, making it an excellent base for our entire region. The south bridge less than five minutes away. Neighbors are friendly and the cul-de-sac is quiet. This property presents a wonderful opportunity to settle into a peaceful, welcoming community with all the amenities needed for comfortable living.

2. 2026-04-30
   price $214,900 1224-char remark

   Show marketing remark (1224 chars)

   This delightful Cape Cod is nestled on a quiet cul-de-sac in a welcoming Grand Island neighborhood. The home offers a comfortable and practical layout, featuring three bedrooms and one and a half baths. The first-floor bedroom is generously sized with an en-suite bath and laundry room access. Upstairs there are two additional bedrooms and a half bath. Radiant heated floors on the ground level are cozy and warm. New carpeting and fresh paint throughout. Step outside to enjoy a fully fenced yard situated on more than a quarter acre. The property also features a storage shed equipped with electricity, adding extra convenience for outdoor projects and storage needs. Ideally situated, this home is just minutes away from local parks and an elementary school. It offers easy access to a nearby bike path and Beaver Island State Park. The location between Buffalo and Niagara Falls means all Western New York is within reach, making it an excellent base for our entire region. The south bridge less than five minutes away. Neighbors are friendly and the cul-de-sac is quiet. This property presents a wonderful opportunity to settle into a peaceful, welcoming community with all the amenities needed for comfortable living.

3. 2026-04-25
   price $224,900 1224-char remark

   Show marketing remark (1224 chars)

   This delightful Cape Cod is nestled on a quiet cul-de-sac in a welcoming Grand Island neighborhood. The home offers a comfortable and practical layout, featuring three bedrooms and one and a half baths. The first-floor bedroom is generously sized with an en-suite bath and laundry room access. Upstairs there are two additional bedrooms and a half bath. Radiant heated floors on the ground level are cozy and warm. New carpeting and fresh paint throughout. Step outside to enjoy a fully fenced yard situated on more than a quarter acre. The property also features a storage shed equipped with electricity, adding extra convenience for outdoor projects and storage needs. Ideally situated, this home is just minutes away from local parks and an elementary school. It offers easy access to a nearby bike path and Beaver Island State Park. The location between Buffalo and Niagara Falls means all Western New York is within reach, making it an excellent base for our entire region. The south bridge less than five minutes away. Neighbors are friendly and the cul-de-sac is quiet. This property presents a wonderful opportunity to settle into a peaceful, welcoming community with all the amenities needed for comfortable living.

4. 2026-04-18
   listed $229,900 Active 1224-char remark

   Show marketing remark (1224 chars)

   This delightful Cape Cod is nestled on a quiet cul-de-sac in a welcoming Grand Island neighborhood. The home offers a comfortable and practical layout, featuring three bedrooms and one and a half baths. The first-floor bedroom is generously sized with an en-suite bath and laundry room access. Upstairs there are two additional bedrooms and a half bath. Radiant heated floors on the ground level are cozy and warm. New carpeting and fresh paint throughout. Step outside to enjoy a fully fenced yard situated on more than a quarter acre. The property also features a storage shed equipped with electricity, adding extra convenience for outdoor projects and storage needs. Ideally situated, this home is just minutes away from local parks and an elementary school. It offers easy access to a nearby bike path and Beaver Island State Park. The location between Buffalo and Niagara Falls means all Western New York is within reach, making it an excellent base for our entire region. The south bridge less than five minutes away. Neighbors are friendly and the cul-de-sac is quiet. This property presents a wonderful opportunity to settle into a peaceful, welcoming community with all the amenities needed for comfortable living.

5. 2021-06-03
   soldstatus $170,000
6. 2021-06-01
   soldstatus $170,000 Closed Sale or Rented 803-char remark

   Show marketing remark (803 chars)

   WAITING FOR THAT HOUSE WITH A GREAT LOCATION, GREAT PRICE AND MOVE IN CONDITION? YOU WILL LOVE THE WARMTH AND CHARM OF THIS WELL-MAINTAINED 3 BR 1.5 BATH HOME THAT BOASTS PRIDE OF OWNERSHIP. UPDATED EAT-IN KITCHEN HAS AN ABUNDANCE OF CABINETRY, LAMINATE FLOORING AND INCLUDES STOVE AND REFRIGERATOR. SPACIOUS LIVING ROOM OPENS TO FAMILY ROOM OR COULD BE FORMAL DINING ROOM. FIRST FLOOR MASTER BEDROOM WITH FULL BATH. MASTER BATH HAS CERAMIC FLOORING. FIRST FLOOR LAUNDRY ROOM INCLUDES WASHER AND DRYER. DOUBLE WIDE CONCRETE DRIVEWAY. HUGE YARD. STORAGE SHED ATTACHED TO HOUSE. MULTI ZONE HEAT. THIS HOME HAS BEEN OWNED BY THE ORIGINAL FAMILY. UPDATES: WASH MACHINE '16. DRIVEWAY '09. 100 AMP ELECTRIC '06. BOILER '05. ROOF (TEAR OFF) '03. Showings start 3/17 at 10am. No negotiations until 3/22 at 10am

7. 2021-03-25
   status Pending Sale 803-char remark

   Show marketing remark (803 chars)

   WAITING FOR THAT HOUSE WITH A GREAT LOCATION, GREAT PRICE AND MOVE IN CONDITION? YOU WILL LOVE THE WARMTH AND CHARM OF THIS WELL-MAINTAINED 3 BR 1.5 BATH HOME THAT BOASTS PRIDE OF OWNERSHIP. UPDATED EAT-IN KITCHEN HAS AN ABUNDANCE OF CABINETRY, LAMINATE FLOORING AND INCLUDES STOVE AND REFRIGERATOR. SPACIOUS LIVING ROOM OPENS TO FAMILY ROOM OR COULD BE FORMAL DINING ROOM. FIRST FLOOR MASTER BEDROOM WITH FULL BATH. MASTER BATH HAS CERAMIC FLOORING. FIRST FLOOR LAUNDRY ROOM INCLUDES WASHER AND DRYER. DOUBLE WIDE CONCRETE DRIVEWAY. HUGE YARD. STORAGE SHED ATTACHED TO HOUSE. MULTI ZONE HEAT. THIS HOME HAS BEEN OWNED BY THE ORIGINAL FAMILY. UPDATES: WASH MACHINE '16. DRIVEWAY '09. 100 AMP ELECTRIC '06. BOILER '05. ROOF (TEAR OFF) '03. Showings start 3/17 at 10am. No negotiations until 3/22 at 10am

8. 2021-03-22
   status Under Contract- Do Not Show 803-char remark

   Show marketing remark (803 chars)

   WAITING FOR THAT HOUSE WITH A GREAT LOCATION, GREAT PRICE AND MOVE IN CONDITION? YOU WILL LOVE THE WARMTH AND CHARM OF THIS WELL-MAINTAINED 3 BR 1.5 BATH HOME THAT BOASTS PRIDE OF OWNERSHIP. UPDATED EAT-IN KITCHEN HAS AN ABUNDANCE OF CABINETRY, LAMINATE FLOORING AND INCLUDES STOVE AND REFRIGERATOR. SPACIOUS LIVING ROOM OPENS TO FAMILY ROOM OR COULD BE FORMAL DINING ROOM. FIRST FLOOR MASTER BEDROOM WITH FULL BATH. MASTER BATH HAS CERAMIC FLOORING. FIRST FLOOR LAUNDRY ROOM INCLUDES WASHER AND DRYER. DOUBLE WIDE CONCRETE DRIVEWAY. HUGE YARD. STORAGE SHED ATTACHED TO HOUSE. MULTI ZONE HEAT. THIS HOME HAS BEEN OWNED BY THE ORIGINAL FAMILY. UPDATES: WASH MACHINE '16. DRIVEWAY '09. 100 AMP ELECTRIC '06. BOILER '05. ROOF (TEAR OFF) '03. Showings start 3/17 at 10am. No negotiations until 3/22 at 10am

9. 2021-03-15
   listed $149,900 Active 803-char remark

   Show marketing remark (803 chars)

   WAITING FOR THAT HOUSE WITH A GREAT LOCATION, GREAT PRICE AND MOVE IN CONDITION? YOU WILL LOVE THE WARMTH AND CHARM OF THIS WELL-MAINTAINED 3 BR 1.5 BATH HOME THAT BOASTS PRIDE OF OWNERSHIP. UPDATED EAT-IN KITCHEN HAS AN ABUNDANCE OF CABINETRY, LAMINATE FLOORING AND INCLUDES STOVE AND REFRIGERATOR. SPACIOUS LIVING ROOM OPENS TO FAMILY ROOM OR COULD BE FORMAL DINING ROOM. FIRST FLOOR MASTER BEDROOM WITH FULL BATH. MASTER BATH HAS CERAMIC FLOORING. FIRST FLOOR LAUNDRY ROOM INCLUDES WASHER AND DRYER. DOUBLE WIDE CONCRETE DRIVEWAY. HUGE YARD. STORAGE SHED ATTACHED TO HOUSE. MULTI ZONE HEAT. THIS HOME HAS BEEN OWNED BY THE ORIGINAL FAMILY. UPDATES: WASH MACHINE '16. DRIVEWAY '09. 100 AMP ELECTRIC '06. BOILER '05. ROOF (TEAR OFF) '03. Showings start 3/17 at 10am. No negotiations until 3/22 at 10am

ⓘ 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: $4,384 · $365/mo
• Projected year-2 tax: $4,384 · $365/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,996
• − Mortgage interest: −$12,038
• − Property taxes: −$4,384
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$6,252
• Taxable income: $609
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $3,779/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

+43.4% since first listed

9 events — show timeline

• 2026-05-08 Pending — WNYREIS
• 2026-04-30 Price Changed $214,900 WNYREIS
• 2026-04-25 Price Changed $224,900 WNYREIS
• 2026-04-18 Listed $229,900 WNYREIS
• 2021-06-03 Sold (Public Records) $170,000 Public Records
• 2021-06-01 Sold (MLS) $170,000 WNYREIS
• 2021-03-25 Pending — WNYREIS
• 2021-03-22 Pending — WNYREIS
• 2021-03-15 Listed $149,900 WNYREIS

Property tax history

+16.4%/yr

Latest (2025): $4,384 · +7.9% YoY. Source: county tax records.