144 Jackson Ave · Sloan, NY 14212

$184,900

5 bd · 2.0 ba · 1,579 sqft · MultiFamily public records · 18 Days on market

Built 1929 3,920 sqft lot $117/sqft · 22% below area Est $238k · 22% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this versatile 5-bedroom, 2-bath home offering a spacious and inviting layout with plenty of potential. This property features a generous living room, formal dining room, and a functional kitchen designed for both everyday living and entertaining. Recent updates include new sewer and plumbing (2025) and a newly installed shower (2025). The adaptable layout allows for an easy conversion back to a 2-family setup, complete with 2 meters and 2 hot water tanks—ideal for owner-occupants or investors. A full basement with glass block windows provides excellent space for storage. Enjoy the covered front porch, fully fenced backyard, storage shed, and above-ground pool, creating the perfect setting for outdoor enjoyment. Conveniently located near shopping, dining, and everyday amenities, this home presents a fantastic opportunity to add your personal touch and make it your own!

Key facts

• Covered front porch
• Flexible layout
• Above-ground pool

Tags

• FLEXIBLE LAYOUT
• COVERED FRONT PORCH
• FULLY FENCED BACKYARD
• SHED FOR EXTRA STORAGE
• ABOVE-GROUND POOL

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 2 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $185k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,126 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 7.2

CMA / ARV

• ARV (median comp): $237,809
• List price: $184,900
• Delta: -22.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Jackson Ave	0.04mi	5/2.0	1,392 (-12%)	4mo	$197,500	$142	75
31 Wallace Ave	0.47mi	5/2.0	1,568 (-1%)	7mo	$215,000	$137	71

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: 29.0%
• Equity multiple: 3.29×
• Total profit: $118,623
• Equity at exit: $166,573

10-year hold

• IRR: 25.2%
• Equity multiple: 7.48×
• Total profit: $335,566
• Equity at exit: $359,220

Cash invested: $51,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$373 /mo · $4,482/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $280

Break-even live

Break-even rent $1,798

Max offer price $184,900

Occupancy floor 82%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.27mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	0.83mi

Listing history 4 events

1. 2026-05-10
   status Pending 898-char remark

   Show marketing remark (898 chars)

   Welcome to this versatile 5-bedroom, 2-bath home offering a spacious and inviting layout with plenty of potential. This property features a generous living room, formal dining room, and a functional kitchen designed for both everyday living and entertaining. Recent updates include new sewer and plumbing (2025) and a newly installed shower (2025). The adaptable layout allows for an easy conversion back to a 2-family setup, complete with 2 meters and 2 hot water tanks—ideal for owner-occupants or investors. A full basement with glass block windows provides excellent space for storage. Enjoy the covered front porch, fully fenced backyard, storage shed, and above-ground pool, creating the perfect setting for outdoor enjoyment. Conveniently located near shopping, dining, and everyday amenities, this home presents a fantastic opportunity to add your personal touch and make it your own!

2. 2026-05-05
   price $184,900 898-char remark

   Show marketing remark (898 chars)

   Welcome to this versatile 5-bedroom, 2-bath home offering a spacious and inviting layout with plenty of potential. This property features a generous living room, formal dining room, and a functional kitchen designed for both everyday living and entertaining. Recent updates include new sewer and plumbing (2025) and a newly installed shower (2025). The adaptable layout allows for an easy conversion back to a 2-family setup, complete with 2 meters and 2 hot water tanks—ideal for owner-occupants or investors. A full basement with glass block windows provides excellent space for storage. Enjoy the covered front porch, fully fenced backyard, storage shed, and above-ground pool, creating the perfect setting for outdoor enjoyment. Conveniently located near shopping, dining, and everyday amenities, this home presents a fantastic opportunity to add your personal touch and make it your own!

3. 2026-04-22
   listed $189,900 Active 898-char remark

   Show marketing remark (898 chars)

   Welcome to this versatile 5-bedroom, 2-bath home offering a spacious and inviting layout with plenty of potential. This property features a generous living room, formal dining room, and a functional kitchen designed for both everyday living and entertaining. Recent updates include new sewer and plumbing (2025) and a newly installed shower (2025). The adaptable layout allows for an easy conversion back to a 2-family setup, complete with 2 meters and 2 hot water tanks—ideal for owner-occupants or investors. A full basement with glass block windows provides excellent space for storage. Enjoy the covered front porch, fully fenced backyard, storage shed, and above-ground pool, creating the perfect setting for outdoor enjoyment. Conveniently located near shopping, dining, and everyday amenities, this home presents a fantastic opportunity to add your personal touch and make it your own!

4. 2012-11-30
   soldstatus $58,500

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $25,818
• − Mortgage interest: −$10,357
• − Property taxes: −$4,482
• − Insurance: −$924
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$5,379
• Taxable income: $544
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $3,223/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

+216.1% since first listed

4 events — show timeline

• 2026-05-10 Pending — WNYREIS
• 2026-05-05 Price Changed $184,900 WNYREIS
• 2026-04-22 Listed $189,900 WNYREIS
• 2012-11-30 Sold (Public Records) $58,500 Public Records

Property tax history

+5.4%/yr

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