2162 Stony Point Rd · Grandyle Village, NY 14072

$289,900

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 11 Days on market

Built 1955 0.82 ac lot Est $295k · at est.

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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 +12.7/30.0
• ARV discount +8.2/15.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• 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

Beautiful raised ranch for sale! Home has new carpets, new flooring, new fixtures, fresh paint, new concrete work, new electric service, new furnace, new central air conditioning, new hot water tank, and a stunning kitchen with an island sink. The home sits far back from the street with a large fenced-in yard and a beautiful deck in the back. Great location on Grand Island close to many great stores and restaurants. Schedule a showing today! * * Offers due Monday 02/07/22 at 1:00pm * *

Key facts

• Quartz countertops
• Fire pit
• Updated flooring

Tags

• QUARTZ COUNTERTOPS
• UPDATED FLOORING
• UPDATED CABINETRY
• BATHROOM UPDATES
• VINYL SIDING
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-32 ($-384/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (11.5% below list).
• Recommended offer: $257k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 2 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $256,577 (11.5% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.89% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $294,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2162 Stony Point Rd	0.00mi	3/1.0	1,072 (0%)	1mo	$295,000	$275	99

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-48,942
• Equity at exit: $43,225

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-44,947
• Equity at exit: $25,065

Cash invested: $81,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$418 /mo · $5,015/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-32

Break-even live

Break-even rent $2,606

Max offer price $284,245

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $50	+0% $-32	+5% $-114	+10% $-196
Rent	-10% $-235	-5% $-133	+0% $-32	+5% $69	+10% $171
Rate	-1.0pp $114	-0.5pp $42	base $-32	+0.5pp $-107	+1.0pp $-184

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1993 Grand Island Blvd Grand Island, NY	1.0–3.0	1.0–2.0	1097	$22,260	$20.28	2d	33	0.46mi
2255 Center Ter Grand Island, NY	2.0–3.0	1.0–2.5	1057	$2,300	$2.18	2d	24	1.12mi

Listing history 13 events

1. 2026-05-22
   soldstatus $295,000 Closed
2. 2026-03-20
   status Pending
3. 2026-03-09
   listed $289,900 Active
4. 2022-03-24
   soldstatus $220,000 Closed Sale or Rented 493-char remark

   Show marketing remark (493 chars)

   Beautiful raised ranch for sale! Home has new carpets, new flooring, new fixtures, fresh paint, new concrete work, new electric service, new furnace, new central air conditioning, new hot water tank, and a stunning kitchen with an island sink. The home sits far back from the street with a large fenced-in yard and a beautiful deck in the back. Great location on Grand Island close to many great stores and restaurants. Schedule a showing today! * * Offers due Monday 02/07/22 at 1:00pm * *

5. 2022-03-24
   soldstatus $215,000

   Show marketing remark (493 chars)

   Beautiful raised ranch for sale! Home has new carpets, new flooring, new fixtures, fresh paint, new concrete work, new electric service, new furnace, new central air conditioning, new hot water tank, and a stunning kitchen with an island sink. The home sits far back from the street with a large fenced-in yard and a beautiful deck in the back. Great location on Grand Island close to many great stores and restaurants. Schedule a showing today! * * Offers due Monday 02/07/22 at 1:00pm * *

6. 2022-02-07
   status Under Contract- Do Not Show 493-char remark

   Show marketing remark (493 chars)

   Beautiful raised ranch for sale! Home has new carpets, new flooring, new fixtures, fresh paint, new concrete work, new electric service, new furnace, new central air conditioning, new hot water tank, and a stunning kitchen with an island sink. The home sits far back from the street with a large fenced-in yard and a beautiful deck in the back. Great location on Grand Island close to many great stores and restaurants. Schedule a showing today! * * Offers due Monday 02/07/22 at 1:00pm * *

7. 2022-02-01
   listed $199,900 Active 493-char remark

   Show marketing remark (493 chars)

   Beautiful raised ranch for sale! Home has new carpets, new flooring, new fixtures, fresh paint, new concrete work, new electric service, new furnace, new central air conditioning, new hot water tank, and a stunning kitchen with an island sink. The home sits far back from the street with a large fenced-in yard and a beautiful deck in the back. Great location on Grand Island close to many great stores and restaurants. Schedule a showing today! * * Offers due Monday 02/07/22 at 1:00pm * *

8. 2021-10-15
   soldstatus $102,000 Closed Sale or Rented 46-char remark

   Show marketing remark (46 chars)

   Great potential. Being sold "as is".

9. 2021-10-15
   soldstatus $102,000

   Show marketing remark (46 chars)

   Great potential. Being sold "as is".

10. 2021-08-10
    status Pending Sale 46-char remark

    Show marketing remark (46 chars)

    Great potential. Being sold "as is".

11. 2021-08-04
    status Under Contract- Do Not Show 46-char remark

    Show marketing remark (46 chars)

    Great potential. Being sold "as is".

12. 2021-08-03
    listed $105,000 Active 46-char remark

    Show marketing remark (46 chars)

    Great potential. Being sold "as is".

13. 1994-01-24
    soldstatus $72,000

ⓘ 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: $5,015 · $418/mo
• Projected year-2 tax: $5,015 · $418/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 3/10 Moderate
• 🌡 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: $30,789
• − Mortgage interest: −$16,239
• − Property taxes: −$5,015
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$8,433
• Taxable loss: −$5,274
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $882/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

• 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

+309.7% since first listed

13 events — show timeline

• 2026-05-22 Sold (MLS) $295,000 WNYREIS
• 2026-03-20 Pending — WNYREIS
• 2026-03-09 Listed $289,900 WNYREIS
• 2022-03-24 Sold (Public Records) $215,000 Public Records
• 2022-03-24 Sold (MLS) $220,000 WNYREIS
• 2022-02-07 Pending — WNYREIS
• 2022-02-01 Listed $199,900 WNYREIS
• 2021-10-15 Sold (Public Records) $102,000 Public Records
• 2021-10-15 Sold (MLS) $102,000 WNYREIS
• 2021-08-10 Pending — WNYREIS
• 2021-08-04 Pending — WNYREIS
• 2021-08-03 Listed $105,000 WNYREIS
• 1994-01-24 Sold (Public Records) $72,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,015 · +20.3% YoY. Source: county tax records.