365 Atlantic Ave · Sloan, NY 14212

$160,000

3 bd · 1.0 ba · 1,701 sqft · SingleFamily public records · 15 Days on market

Built 1951 6,970 sqft lot Est $216k · 26% 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 +10.7/30.0
• Appreciation +10.0/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 4-bedroom, 1-bath Cape offers incredible potential for the savvy buyer looking to build equity. Roof is approx. 20 yrs old, furnace 2018. Located in the heart of Sloan, this home features a great layout with two 1st floor bedrooms and two additional bedrooms upstairs. This is your chance to transform a solid home into something special. Convenient location close to shopping, dining, parks and easy access to the thruway. Bring your vision and make this house your next success story. SOLD "AS IS" Sellers can do no repairs for appraisal or inspection. Sellers are still in the process of removing belongings. THERE IS NO ELECRITCIY TURNED ON AT PROPERTY-PLEASE BRING A FLASHLIGHT

Key facts

• Close to parks
• Great layout
• Close to dining

Tags

• GREAT LAYOUT
• CONVENIENT LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO PARKS
• EASY ACCESS TO THRUWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (8.4% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $147k (8.4% 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); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $160k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,613 (8.4% 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 1951 — 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: 1.01% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $216,027
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Atlantic Ave	0.00mi	4/1.0 (+1)	1,701 (0%)	0mo	$146,250	$86	95
341 Wagner Ave	0.07mi	3/1.0	1,620 (-5%)	11mo	$209,900	$130	80
108 Halstead Ave	0.36mi	3/1.5	1,710 (+0%)	13mo	$174,000	$102	70
263 Boll St	0.34mi	4/2.0 (+1)	1,575 (-7%)	5mo	$230,000	$146	59
109 Jackson Ave	0.58mi	4/2.0 (+1)	1,690 (-1%)	7mo	$215,100	$127	57
441 Schiller St	0.19mi	4/2.0 (+1)	1,478 (-13%)	5mo	$145,000	$98	57
43 Boll St	0.51mi	4/1.0 (+1)	1,552 (-9%)	8mo	$177,000	$114	50
145 Roland St	0.45mi	4/1.0 (+1)	1,936 (+14%)	4mo	$180,000	$93	48
437 N Ogden St Unit E	0.25mi	4/0.5 (+1)	1,446 (-15%)	10mo	$145,000	$100	48
138 Wagner Ave	0.44mi	4/2.0 (+1)	1,487 (-13%)	7mo	$220,000	$148	43
90 Jackson Ave	0.56mi	4/1.0 (+1)	1,508 (-11%)	9mo	$225,000	$149	42
69 Franklin Ave	0.64mi	3/2.0	1,552 (-9%)	12mo	$235,000	$151	42

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: 22.9%
• Equity multiple: 2.84×
• Total profit: $82,488
• Equity at exit: $144,141

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $247,057
• Equity at exit: $310,845

Cash invested: $44,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$839
• Tax from tax record: −$444 /mo · $5,334/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-76

Break-even live

Break-even rent $1,709

Max offer price $146,613

Occupancy floor 100%

Sensitivity live

Price	-10% $15	-5% $-30	+0% $-76	+5% $-121	+10% $-166
Rent	-10% $-203	-5% $-140	+0% $-76	+5% $-12	+10% $52
Rate	-1.0pp $5	-0.5pp $-35	base $-76	+0.5pp $-117	+1.0pp $-159

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	0.61mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	0.61mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	0.61mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.68mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.71mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	24d	1	0.87mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	1.03mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	1.22mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	24d	1	1.23mi
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	24d	1	1.36mi

Listing history 3 events

1. 2026-04-15
   status Pending
2. 2026-03-31
   listed $160,000 Active
3. 2003-08-05
   soldstatus $60,000

ⓘ 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: $5,334 · $444/mo
• Projected year-2 tax: $5,334 · $444/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: $19,358
• − Mortgage interest: −$8,962
• − Property taxes: −$5,334
• − Insurance: −$800
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,655
• Taxable loss: −$3,490
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $-72/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

+166.7% since first listed

3 events — show timeline

• 2026-04-15 Pending — WNYREIS
• 2026-03-31 Listed $160,000 WNYREIS
• 2003-08-05 Sold (Public Records) $60,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $5,334 · +0.9% YoY. Source: county tax records.