215 Halstead Ave · Sloan, NY 14212

$139,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 6 Days on market

Built 1950 5,663 sqft lot Est $180k · 22% 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 +14.5/30.0
• Appreciation +10.0/10.0
• 1% rule +5.8/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 215 Halstead. , a well maintained, Ranch that has been in the same family since it was built with only two owners! This 3 bedroom, 2 FULL bath home has plenty to offer. The spacious living room/dining room combo has recessed lighting throughout, a gas fireplace and gorgeous wood built ins. The large kitchen comes with appliances. All 3 bedrooms have original hardwood floors and updated windows. Additional interior features include fresh paint, new vinyl flooring in the front entranceway (2026), and replacement vinyl windows (2012). The full dry basement is partially finished with the second full bathroom. Outside the large fully fenced in backyard has a 2 car detached garage (roo

Key facts

• Fresh paint
• Updated windows
• Gas fireplace

Tags

• GAS FIREPLACE
• WOOD BUILT INS
• LARGE KITCHEN
• ORIGINAL HARDWOOD FLOORS
• UPDATED WINDOWS
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $30 ($358/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

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-, 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.
• Zoned schools: Theodore Roosevelt School (328 students, 47% FRL); John F Kennedy Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 279 students, 54% FRL); John F Kennedy Senior High School (math 82% / reading 24%, grade C-, #934 of 1,100 statewide, top 86%, 370 students, 49% FRL).
• Market conditions: 84 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $140k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1950 — 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: 1.08% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $180,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Roland St	0.25mi	3/2.0	1,048 (+4%)	3mo	$92,700	$88	75
317 Atlantic Ave	0.19mi	3/1.0	1,095 (+9%)	3mo	$174,900	$160	74
269 Michael Ave	0.10mi	3/1.5	940 (-7%)	9mo	$165,000	$176	74
109 Currier Ave	0.23mi	3/1.0	1,088 (+8%)	8mo	$200,000	$184	69
185 Wagner Ave	0.33mi	3/1.5	971 (-4%)	12mo	$197,500	$203	66
379 N Ogden St Unit E	0.42mi	3/1.0	1,083 (+7%)	3mo	$160,000	$148	65
169 Lackawanna Ave	0.18mi	3/1.5	1,116 (+11%)	10mo	$220,000	$197	64
102 Francis Ave	0.32mi	3/1.0	1,130 (+12%)	4mo	$165,000	$146	61
249 Crocker St	0.34mi	4/1.5 (+1)	1,071 (+6%)	10mo	$220,000	$205	58
66 Gierlach St	0.38mi	2/1.0 (-1)	1,113 (+10%)	7mo	$203,000	$182	54
74 Vanderbilt St	0.71mi	3/1.0	1,136 (+13%)	3mo	$105,000	$92	44
324 Ideal St	0.73mi	4/2.0 (+1)	1,092 (+8%)	6mo	$195,000	$179	38

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: 25.0%
• Equity multiple: 3.00×
• Total profit: $78,237
• Equity at exit: $126,033

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $229,191
• Equity at exit: $271,795

Cash invested: $39,172 (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 14212

• Home prices YoY: 20.4%
• Active inventory: 84
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$734
• Tax from tax record: −$373 /mo · $4,482/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $30

Break-even live

Break-even rent $1,475

Max offer price $139,900

Occupancy floor 93%

Sensitivity live

Price	-10% $109	-5% $69	+0% $30	+5% $-10	+10% $-49
Rent	-10% $-90	-5% $-30	+0% $30	+5% $90	+10% $149
Rate	-1.0pp $100	-0.5pp $65	base $30	+0.5pp $-6	+1.0pp $-43

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	12d	1	0.43mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	0.77mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	45d	1	0.80mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.80mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	0.84mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	1.11mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	25d	1	1.27mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	1.32mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	25d	1	1.32mi

Listing history 3 events

1. 2026-04-06
   status Pending
2. 2026-03-31
   listed $139,900 Active
3. 2010-11-18
   soldstatus $64,000

ⓘ 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: $4,482 · $373/mo
• Projected year-2 tax: $4,482 · $373/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: $18,156
• − Mortgage interest: −$7,837
• − Property taxes: −$4,482
• − Insurance: −$700
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,070
• Taxable loss: −$1,837
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $799/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

3 events — show timeline

• 2026-04-06 Pending — WNYREIS
• 2026-03-31 Listed $139,900 WNYREIS
• 2010-11-18 Sold (Public Records) $64,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,482 · +0.9% YoY. Source: county tax records.