252 Roland St · Sloan, NY 14212

$149,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 7 Days on market

Built 1948 4,792 sqft lot $145/sqft · 34% below area Est $226k · 34% 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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Appreciation +10.0/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

When you walk up to the house, notice the newer porch (built in 2014), where you can sit out and enjoy the Autumn breeze. The updated kitchen has Corian countertops and updated built-in cook top and oven. There's plenty of room to have friends over in the spacious living room. Ample space for more than 1 vehicle in your huge garage. Enjoy a family barbeque with your huge yard and deck. The pellet stove will bring your heating costs down during WNY's cold winters. You won't need to worry if the power goes out during a storm, as you have a full-house generator! This home is backed by the 100% money back guarantee. There is so much to offer, this only scratches the surface!

Key facts

• Covered front porch
• Eat-in area
• Beautiful deck

Tags

• COVERED FRONT PORCH
• BEAUTIFUL DECK
• FULLY FENCED BACKYARD
• AMPLE COUNTERTOP SPACE
• EAT-IN AREA
• FLEX SPACE

Property features AI

Exterior

• Parking: Detached garage; Two-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Aluminum siding exterior; Asphalt roof; Entry level on one story; Facing direction not specified
• Construction: Built with aluminum siding; Asphalt roof; Poured foundation; Existing structure (year built details: existing)
• Exterior features: Blacktop driveway; Deck; Fence; Covered porch; Deck/porch space; Partial fencing; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 45 x 104 ft

Interior

• Kitchen: Built-in range; Built-in oven; Gas cooktop; Microwave; Refrigerator; Eat-in galley kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Galley kitchen; Sliding glass door(s)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-45 ($-535/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (5.2% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $142k (5.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#215 in NY, #3,348 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D-, amenities F.
• Cheektowaga-Sloan Union Free School District (urban): math 33% / reading 38% proficiency, ranked #555 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,031 (5.2% 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 7.9

CMA / ARV

• ARV (median comp): $225,774
• List price: $149,900
• Delta: -33.61%
• 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
232 Roland St	0.04mi	3/2.0	1,048 (+2%)	3mo	$92,700	$88	89
102 Francis Ave	0.14mi	3/1.0	1,130 (+10%)	4mo	$165,000	$146	74
317 Atlantic Ave	0.44mi	3/1.0	1,095 (+6%)	3mo	$174,900	$160	67
40 Hedwig Ave	0.67mi	3/1.0	1,029 (-0%)	2mo	$162,000	$157	67
66 Gierlach St	0.23mi	2/1.0 (-1)	1,113 (+8%)	7mo	$203,000	$182	65
215 Curtiss St	0.23mi	3/1.0	1,160 (+12%)	7mo	$240,000	$207	63
16 Wallace Ave	0.60mi	3/1.0	968 (-6%)	1mo	$151,000	$156	61
379 N Ogden St Unit E	0.68mi	3/1.0	1,083 (+5%)	3mo	$160,000	$148	58
83 Lemoine Ave	0.64mi	3/1.0	936 (-9%)	1mo	$242,000	$259	54
1003 Walden Ave	0.71mi	3/1.0	1,130 (+10%)	0mo	$70,000	$62	51
47 Hedwig Ave	0.68mi	3/1.5	940 (-9%)	1mo	$133,250	$142	50
27 Lemoine Ave	0.67mi	3/1.5	928 (-10%)	0mo	$150,000	$162	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $78,983
• Equity at exit: $135,042

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $235,180
• Equity at exit: $291,223

Cash invested: $41,972 (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 14212

• Home prices YoY: 20.4%
• Active inventory: 83
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$786
• Tax from tax record: −$442 /mo · $5,301/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-45

Break-even live

Break-even rent $1,633

Max offer price $142,031

Occupancy floor 98%

Sensitivity live

Price	-10% $40	-5% $-2	+0% $-45	+5% $-87	+10% $-129
Rent	-10% $-169	-5% $-107	+0% $-45	+5% $18	+10% $80
Rate	-1.0pp $31	-0.5pp $-6	base $-45	+0.5pp $-83	+1.0pp $-123

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	0.31mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.60mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	44d	1	0.60mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.76mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	0.86mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.02mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	18d	1	1.34mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	24d	1	1.37mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	1.37mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	44d	1	1.38mi

Listing history 7 events

1. 2026-05-06
   status Pending 934-char remark
2. 2026-04-29
   listed $149,900 Active 934-char remark
3. 2017-12-11
   soldstatus $89,610 Closed Sale or Rented 679-char remark

   Show marketing remark (679 chars)

   When you walk up to the house, notice the newer porch (built in 2014), where you can sit out and enjoy the Autumn breeze. The updated kitchen has Corian countertops and updated built-in cook top and oven. There's plenty of room to have friends over in the spacious living room. Ample space for more than 1 vehicle in your huge garage. Enjoy a family barbeque with your huge yard and deck. The pellet stove will bring your heating costs down during WNY's cold winters. You won't need to worry if the power goes out during a storm, as you have a full-house generator! This home is backed by the 100% money back guarantee. There is so much to offer, this only scratches the surface!

4. 2017-12-11
   soldstatus $89,610

   Show marketing remark (679 chars)

   When you walk up to the house, notice the newer porch (built in 2014), where you can sit out and enjoy the Autumn breeze. The updated kitchen has Corian countertops and updated built-in cook top and oven. There's plenty of room to have friends over in the spacious living room. Ample space for more than 1 vehicle in your huge garage. Enjoy a family barbeque with your huge yard and deck. The pellet stove will bring your heating costs down during WNY's cold winters. You won't need to worry if the power goes out during a storm, as you have a full-house generator! This home is backed by the 100% money back guarantee. There is so much to offer, this only scratches the surface!

5. 2017-11-13
   status Pending Sale 679-char remark

   Show marketing remark (679 chars)

   When you walk up to the house, notice the newer porch (built in 2014), where you can sit out and enjoy the Autumn breeze. The updated kitchen has Corian countertops and updated built-in cook top and oven. There's plenty of room to have friends over in the spacious living room. Ample space for more than 1 vehicle in your huge garage. Enjoy a family barbeque with your huge yard and deck. The pellet stove will bring your heating costs down during WNY's cold winters. You won't need to worry if the power goes out during a storm, as you have a full-house generator! This home is backed by the 100% money back guarantee. There is so much to offer, this only scratches the surface!

6. 2017-09-25
   status Under Contract- Do Not Show 679-char remark

   Show marketing remark (679 chars)

   When you walk up to the house, notice the newer porch (built in 2014), where you can sit out and enjoy the Autumn breeze. The updated kitchen has Corian countertops and updated built-in cook top and oven. There's plenty of room to have friends over in the spacious living room. Ample space for more than 1 vehicle in your huge garage. Enjoy a family barbeque with your huge yard and deck. The pellet stove will bring your heating costs down during WNY's cold winters. You won't need to worry if the power goes out during a storm, as you have a full-house generator! This home is backed by the 100% money back guarantee. There is so much to offer, this only scratches the surface!

7. 2017-09-05
   listed $85,000 Active 679-char remark

   Show marketing remark (679 chars)

   When you walk up to the house, notice the newer porch (built in 2014), where you can sit out and enjoy the Autumn breeze. The updated kitchen has Corian countertops and updated built-in cook top and oven. There's plenty of room to have friends over in the spacious living room. Ample space for more than 1 vehicle in your huge garage. Enjoy a family barbeque with your huge yard and deck. The pellet stove will bring your heating costs down during WNY's cold winters. You won't need to worry if the power goes out during a storm, as you have a full-house generator! This home is backed by the 100% money back guarantee. There is so much to offer, this only scratches the surface!

ⓘ 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: $5,301 · $442/mo
• Projected year-2 tax: $5,301 · $442/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 3/10 Moderate 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: $18,923
• − Mortgage interest: −$8,397
• − Property taxes: −$5,301
• − Insurance: −$750
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$4,361
• Taxable loss: −$2,913
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $165/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: Cheektowaga-Sloan Union Free School District
• NCES district ID: 3627000
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,810
• Composite: 30.35/100
• National rank: #6263
• State rank: #555 of 590 in NY

Livability — Sloan

• Score: 76/100
• State rank: #215
• US rank: #3348

Category grades

Amenities F Commute C+ Cost of living A+ Crime B Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sloan, NY
• Population (ZIP): 13,603

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 32% Black 27% Asian 25% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 12% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Philippines, Canada, China
• Languages at home: 68% English-only · Other Indo-European 18% Spanish 4% Other Asian/Pacific 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: ▲ 79.80%
• Current HPI: 471.6399
• Rent YoY: —
• Metro: —
• 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

+76.4% since first listed

7 events — show timeline

• 2026-05-06 Pending — WNYREIS
• 2026-04-29 Listed $149,900 WNYREIS
• 2017-12-11 Sold (Public Records) $89,610 Public Records
• 2017-12-11 Sold (MLS) $89,610 WNYREIS
• 2017-11-13 Pending — WNYREIS
• 2017-09-25 Pending — WNYREIS
• 2017-09-05 Listed $85,000 WNYREIS

Property tax history

+8.3%/yr

Latest (2025): $5,301 · +1.0% YoY. Source: county tax records.