157 Roland St · Sloan, NY 14212

$120,000

4 bd · 1.5 ba · 1,822 sqft · SingleFamily public records · 9 Days on market

Built 1918 3,049 sqft lot $66/sqft · 53% below area

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Why this score? — see what drove the B+ 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 +28.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICED TO SELL! Great find in the Village of Sloan. This home sits on a double wide lot and features a partially fenced yard with a new double wide concrete driveway. Vinyl sided home with many updates including doors, windows, roof, insulation, bathroom, furnace, hot water tank as well as newer circuit breakers. Home is worth the money $$.

Key facts

• Recent updates
• Double lot
• Double-wide driveway

Tags

• DOUBLE LOT
• GENEROUSLY SIZED BACKYARD
• DOUBLE-WIDE DRIVEWAY
• RECENT UPDATES
• CONVENIENT OFF-STREET PARKING
• WELL-MAINTAINED HOME

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Resale property
• Construction: Vinyl siding; Existing construction
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (30 x 100)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Attic; Crawl space basement; See remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.3% vs local median 5.7% in Sloan — 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 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.54% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.29%
• DSCR: 1.64
• GRM: 5.4

CMA / ARV

• ARV (median comp): $257,994
• List price: $120,000
• Delta: -53.49%
• 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
145 Roland St	0.02mi	4/1.0	1,936 (+6%)	4mo	$180,000	$93	83
109 Jackson Ave	0.17mi	4/2.0	1,690 (-7%)	7mo	$215,100	$127	72
365 Atlantic Ave	0.44mi	4/1.0	1,701 (-7%)	0mo	$146,250	$86	66
263 Boll St	0.16mi	4/2.0	1,575 (-14%)	5mo	$230,000	$146	64
108 Halstead Ave	0.34mi	3/1.5 (-1)	1,710 (-6%)	12mo	$174,000	$102	58
101 Jackson Ave	0.17mi	4/1.5	1,600 (-12%)	18mo	$226,000	$141	57
239 Halstead Ave	0.24mi	4/1.0	1,586 (-13%)	13mo	$186,000	$117	55
43 Boll St	0.29mi	4/1.0	1,552 (-15%)	8mo	$177,000	$114	53
69 Franklin Ave	0.21mi	3/2.0 (-1)	1,552 (-15%)	12mo	$235,000	$151	49
341 Wagner Ave	0.48mi	3/1.0 (-1)	1,620 (-11%)	10mo	$209,900	$130	43
347 Reiman St	0.37mi	3/2.0 (-1)	1,611 (-12%)	16mo	$240,000	$149	43
1219 Walden Ave	0.74mi	5/2.0 (+1)	1,649 (-10%)	7mo	$160,000	$97	37

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: 34.9%
• Equity multiple: 3.71×
• Total profit: $91,012
• Equity at exit: $108,106

10-year hold

• IRR: 30.1%
• Equity multiple: 8.39×
• Total profit: $248,309
• Equity at exit: $233,134

Cash invested: $33,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$629
• Tax from tax record: −$380 /mo · $4,560/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $400

Break-even live

Break-even rent $1,341

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	10d	1	0.21mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.74mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	0.85mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.02mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	23d	1	1.18mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	1.42mi

Listing history 13 events

1. 2026-05-06
   status Pending 665-char remark
2. 2026-04-27
   listed $120,000 Active 665-char remark
3. 2015-11-19
   soldstatus $60,000 Closed Sale or Rented 343-char remark

   Show marketing remark (343 chars)

   PRICED TO SELL! Great find in the Village of Sloan. This home sits on a double wide lot and features a partially fenced yard with a new double wide concrete driveway. Vinyl sided home with many updates including doors, windows, roof, insulation, bathroom, furnace, hot water tank as well as newer circuit breakers. Home is worth the money $$.

4. 2015-11-19
   soldstatus $60,000

   Show marketing remark (343 chars)

   PRICED TO SELL! Great find in the Village of Sloan. This home sits on a double wide lot and features a partially fenced yard with a new double wide concrete driveway. Vinyl sided home with many updates including doors, windows, roof, insulation, bathroom, furnace, hot water tank as well as newer circuit breakers. Home is worth the money $$.

5. 2015-09-25
   status Pending Sale 343-char remark

   Show marketing remark (343 chars)

   PRICED TO SELL! Great find in the Village of Sloan. This home sits on a double wide lot and features a partially fenced yard with a new double wide concrete driveway. Vinyl sided home with many updates including doors, windows, roof, insulation, bathroom, furnace, hot water tank as well as newer circuit breakers. Home is worth the money $$.

6. 2015-09-09
   listed $62,900 Active 343-char remark

   Show marketing remark (343 chars)

   PRICED TO SELL! Great find in the Village of Sloan. This home sits on a double wide lot and features a partially fenced yard with a new double wide concrete driveway. Vinyl sided home with many updates including doors, windows, roof, insulation, bathroom, furnace, hot water tank as well as newer circuit breakers. Home is worth the money $$.

7. 2015-09-08
   historical
8. 2015-08-19
   status Pending Sale
9. 2015-06-18
   status Active
10. 2015-05-20
    status Pending Sale
11. 2015-05-13
    listed $62,900 Active
12. 2014-02-04
    listed $62,900
13. 2010-01-12
    soldstatus $54,900

ⓘ 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: $4,560 · $380/mo
• Projected year-2 tax: $4,560 · $380/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: $22,169
• − Mortgage interest: −$6,722
• − Property taxes: −$4,560
• − Insurance: −$600
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$3,491
• Taxable income: $3,249
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $4,022/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

+118.6% since first listed

13 events — show timeline

• 2026-05-06 Pending — WNYREIS
• 2026-04-27 Listed $120,000 WNYREIS
• 2015-11-19 Sold (Public Records) $60,000 Public Records
• 2015-11-19 Sold (MLS) $60,000 WNYREIS
• 2015-09-25 Pending — WNYREIS
• 2015-09-09 Listed $62,900 WNYREIS
• 2015-09-08 Listing Removed — WNYREIS
• 2015-08-19 Pending — WNYREIS
• 2015-06-18 Relisted — WNYREIS
• 2015-05-20 Pending — WNYREIS
• 2015-05-13 Listed $62,900 WNYREIS
• 2014-02-04 Listed $62,900 WNYREIS
• 2010-01-12 Sold (Public Records) $54,900 Public Records

Property tax history

+12.4%/yr

Latest (2025): $4,560 · +1.0% YoY. Source: county tax records.