151 Roland St · Sloan, NY 14212

$223,000

3 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 7 Days on market

Built 1935 3,049 sqft lot Est $197k · 13% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• ARV discount +1.6/15.0

Listing remarks MLS

Discover space, comfort, and convenience at 151 Roland Street, nestled in the heart of the Cheektowaga-Sloan area. This move-in-ready home features 3 bedrooms and 1 full bath across more than 1,500 square feet of living space. Inside, you'll find a warm, inviting layout with generous room sizes, a dedicated dining area, and a functional kitchen designed for everyday ease. The first-floor laundry adds a practical touch to daily living. Outside, enjoy the benefits of a rare double lot, a large 2.5-car garage, and a fenced yard with a deck—ideal for relaxing or entertaining. Updates made within the 2 years include a tear-off roof, High energy-efficient furnace, hot water tank, and vinyl windows. Located minutes from local parks, shopping centers, and restaurants, this home offers a great blend of updates, space, and location. Open Houses: Saturday, May 31st from 1PM-3PM and Sunday, June 1st from 11AM-1PM. Seller will begin reviewing offers on Wednesday, June 4th at 12PM.

Key facts

• Covered front porch
• Double lot
• Roomy shed

Tags

• UPDATED KITCHEN
• COVERED FRONT PORCH
• COVERED REAR DECK
• ROOMY SHED
• DOUBLE LOT
• DOUBLE WIDE CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Detached garage with electricity and garage door opener; Driveway parking; Approximately 2.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story listed (1 total story); Vinyl siding; Architectural shingle roof; Existing/resale property; Rectangular residential lot with 60 x 100 dimensions and city street frontage
• Construction: Vinyl siding construction; Architectural shingle roof; Pillar/post/pier foundation
• Exterior features: Concrete driveway; Covered porch; Deck; Fully fenced yard; Shed(s) / storage

Interior

• Kitchen: Eat-in kitchen; Microwave
• Bedrooms: Primary bedroom on first level; Two additional bedrooms on second level; One main-level bedroom (total bedrooms: 3)
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Skylights; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Bedroom on main level; 8 total rooms (including living room, family room, dining room, foyer)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (19.5% below list).
• Recommended offer: $179k (19.5% below list) — sets the bar for 1% rule.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$38k 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.
• 3 sale attempts since 2y 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 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,480 (19.5% 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 1935 — 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. 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. 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?
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: 0.80% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $197,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Boll St	0.17mi	4/2.0 (+1)	1,575 (+1%)	5mo	$230,000	$146	78
90 Jackson Ave	0.14mi	4/1.0 (+1)	1,508 (-4%)	9mo	$225,000	$149	75
43 Boll St	0.28mi	4/1.0 (+1)	1,552 (-1%)	8mo	$177,000	$114	74
72 Franklin Ave	0.20mi	3/1.5	1,430 (-9%)	4mo	$164,250	$115	71
109 Jackson Ave	0.18mi	4/2.0 (+1)	1,690 (+8%)	7mo	$215,100	$127	63
341 Wagner Ave	0.49mi	3/1.0	1,620 (+4%)	11mo	$209,900	$130	63
189 Gates St	0.25mi	4/1.0 (+1)	1,392 (-11%)	3mo	$175,000	$126	62
365 Atlantic Ave	0.44mi	4/1.0 (+1)	1,701 (+9%)	0mo	$146,250	$86	59
191 Gates St	0.25mi	3/1.0	1,329 (-15%)	9mo	$120,000	$90	56
441 Schiller St	0.60mi	4/2.0 (+1)	1,478 (-6%)	5mo	$145,000	$98	50
138 Wagner Ave	0.60mi	4/2.0 (+1)	1,487 (-5%)	7mo	$220,000	$148	49
437 N Ogden St Unit E	0.66mi	4/0.5 (+1)	1,446 (-8%)	10mo	$145,000	$100	41

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $106,098
• Equity at exit: $200,896

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $324,794
• Equity at exit: $433,240

Cash invested: $62,440 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$398 /mo · $4,778/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-243

Break-even live

Break-even rent $2,102

Max offer price $180,136

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-180	+0% $-243	+5% $-306	+10% $-369
Rent	-10% $-384	-5% $-314	+0% $-243	+5% $-172	+10% $-101
Rate	-1.0pp $-130	-0.5pp $-186	base $-243	+0.5pp $-300	+1.0pp $-359

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: $55,750
• Closing costs: $6,690
• 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	12d	1	0.18mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	19d	1	0.80mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	3d	1	0.91mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	0.93mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	1.02mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	1.07mi
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	25d	1	1.10mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	25d	1	1.23mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	25d	1	1.48mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	3d	1	1.48mi

Listing history 13 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   listed $223,000 Active
3. 2025-08-18
   soldstatus $223,000 Closed 988-char remark

   Show marketing remark (988 chars)

   Discover space, comfort, and convenience at 151 Roland Street, nestled in the heart of the Cheektowaga-Sloan area. This move-in-ready home features 3 bedrooms and 1 full bath across more than 1,500 square feet of living space. Inside, you'll find a warm, inviting layout with generous room sizes, a dedicated dining area, and a functional kitchen designed for everyday ease. The first-floor laundry adds a practical touch to daily living. Outside, enjoy the benefits of a rare double lot, a large 2.5-car garage, and a fenced yard with a deck—ideal for relaxing or entertaining. Updates made within the 2 years include a tear-off roof, High energy-efficient furnace, hot water tank, and vinyl windows. Located minutes from local parks, shopping centers, and restaurants, this home offers a great blend of updates, space, and location. Open Houses: Saturday, May 31st from 1PM-3PM and Sunday, June 1st from 11AM-1PM. Seller will begin reviewing offers on Wednesday, June 4th at 12PM.

4. 2025-08-18
   soldstatus $223,000

   Show marketing remark (988 chars)

   Discover space, comfort, and convenience at 151 Roland Street, nestled in the heart of the Cheektowaga-Sloan area. This move-in-ready home features 3 bedrooms and 1 full bath across more than 1,500 square feet of living space. Inside, you'll find a warm, inviting layout with generous room sizes, a dedicated dining area, and a functional kitchen designed for everyday ease. The first-floor laundry adds a practical touch to daily living. Outside, enjoy the benefits of a rare double lot, a large 2.5-car garage, and a fenced yard with a deck—ideal for relaxing or entertaining. Updates made within the 2 years include a tear-off roof, High energy-efficient furnace, hot water tank, and vinyl windows. Located minutes from local parks, shopping centers, and restaurants, this home offers a great blend of updates, space, and location. Open Houses: Saturday, May 31st from 1PM-3PM and Sunday, June 1st from 11AM-1PM. Seller will begin reviewing offers on Wednesday, June 4th at 12PM.

5. 2025-06-09
   status Pending 988-char remark

   Show marketing remark (988 chars)

   Discover space, comfort, and convenience at 151 Roland Street, nestled in the heart of the Cheektowaga-Sloan area. This move-in-ready home features 3 bedrooms and 1 full bath across more than 1,500 square feet of living space. Inside, you'll find a warm, inviting layout with generous room sizes, a dedicated dining area, and a functional kitchen designed for everyday ease. The first-floor laundry adds a practical touch to daily living. Outside, enjoy the benefits of a rare double lot, a large 2.5-car garage, and a fenced yard with a deck—ideal for relaxing or entertaining. Updates made within the 2 years include a tear-off roof, High energy-efficient furnace, hot water tank, and vinyl windows. Located minutes from local parks, shopping centers, and restaurants, this home offers a great blend of updates, space, and location. Open Houses: Saturday, May 31st from 1PM-3PM and Sunday, June 1st from 11AM-1PM. Seller will begin reviewing offers on Wednesday, June 4th at 12PM.

6. 2025-05-28
   listed $199,999 Active 988-char remark

   Show marketing remark (988 chars)

   Discover space, comfort, and convenience at 151 Roland Street, nestled in the heart of the Cheektowaga-Sloan area. This move-in-ready home features 3 bedrooms and 1 full bath across more than 1,500 square feet of living space. Inside, you'll find a warm, inviting layout with generous room sizes, a dedicated dining area, and a functional kitchen designed for everyday ease. The first-floor laundry adds a practical touch to daily living. Outside, enjoy the benefits of a rare double lot, a large 2.5-car garage, and a fenced yard with a deck—ideal for relaxing or entertaining. Updates made within the 2 years include a tear-off roof, High energy-efficient furnace, hot water tank, and vinyl windows. Located minutes from local parks, shopping centers, and restaurants, this home offers a great blend of updates, space, and location. Open Houses: Saturday, May 31st from 1PM-3PM and Sunday, June 1st from 11AM-1PM. Seller will begin reviewing offers on Wednesday, June 4th at 12PM.

7. 2024-03-07
   soldstatus $212,000
8. 2024-03-06
   soldstatus $212,000 Closed 837-char remark

   Show marketing remark (837 chars)

   Welcome to your new home at 151 Roland Street in the Cheektowaga Sloan area! This completely remodeled residence, boasting 3 bedrooms and 1 bathroom, provides a comfortable and stylish living experience with over 1500 square feet of space. Upon entering, you'll be captivated by the spacious interiors and modern amenities. The formal dining area, spacious family room, contemporary kitchen and first floor laundry are thoughtfully designed for both relaxation and entertainment. Situated on a double lot, the property features a 2.5-car garage, a fenced-in yard, and a deck. Enjoy the convenience of nearby shopping, parks, and restaurants. Recent updates, such as a tear-off roof, a new hot water tank, and a high-efficiency furnace, newer vinyl windows, ensure that this home is ready for you to move in. Open House Sunday 1/7 1-3 PM.

9. 2024-01-11
   status Pending 837-char remark

   Show marketing remark (837 chars)

   Welcome to your new home at 151 Roland Street in the Cheektowaga Sloan area! This completely remodeled residence, boasting 3 bedrooms and 1 bathroom, provides a comfortable and stylish living experience with over 1500 square feet of space. Upon entering, you'll be captivated by the spacious interiors and modern amenities. The formal dining area, spacious family room, contemporary kitchen and first floor laundry are thoughtfully designed for both relaxation and entertainment. Situated on a double lot, the property features a 2.5-car garage, a fenced-in yard, and a deck. Enjoy the convenience of nearby shopping, parks, and restaurants. Recent updates, such as a tear-off roof, a new hot water tank, and a high-efficiency furnace, newer vinyl windows, ensure that this home is ready for you to move in. Open House Sunday 1/7 1-3 PM.

10. 2024-01-05
    listed $199,900 Active 837-char remark

    Show marketing remark (837 chars)

    Welcome to your new home at 151 Roland Street in the Cheektowaga Sloan area! This completely remodeled residence, boasting 3 bedrooms and 1 bathroom, provides a comfortable and stylish living experience with over 1500 square feet of space. Upon entering, you'll be captivated by the spacious interiors and modern amenities. The formal dining area, spacious family room, contemporary kitchen and first floor laundry are thoughtfully designed for both relaxation and entertainment. Situated on a double lot, the property features a 2.5-car garage, a fenced-in yard, and a deck. Enjoy the convenience of nearby shopping, parks, and restaurants. Recent updates, such as a tear-off roof, a new hot water tank, and a high-efficiency furnace, newer vinyl windows, ensure that this home is ready for you to move in. Open House Sunday 1/7 1-3 PM.

11. 2023-09-14
    soldstatus $60,000
12. 2007-04-12
    soldstatus $40,751
13. 2006-12-14
    soldstatus $61,211

ⓘ 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: $4,778 · $398/mo
• Projected year-2 tax: $4,778 · $398/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: $21,538
• − Mortgage interest: −$12,491
• − Property taxes: −$4,778
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$6,487
• Taxable loss: −$6,780
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-1,284/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

+264.3% since first listed

13 events — show timeline

• 2026-04-30 Pending — WNYREIS
• 2026-04-23 Listed $223,000 WNYREIS
• 2025-08-18 Sold (Public Records) $223,000 Public Records
• 2025-08-18 Sold (MLS) $223,000 WNYREIS
• 2025-06-09 Pending — WNYREIS
• 2025-05-28 Listed $199,999 WNYREIS
• 2024-03-07 Sold (Public Records) $212,000 Public Records
• 2024-03-06 Sold (MLS) $212,000 WNYREIS
• 2024-01-11 Pending — WNYREIS
• 2024-01-05 Listed $199,900 WNYREIS
• 2023-09-14 Sold (Public Records) $60,000 Public Records
• 2007-04-12 Sold (Public Records) $40,751 Public Records
• 2006-12-14 Sold (Public Records) $61,211 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,778 · +0.9% YoY. Source: county tax records.