293 Halstead Ave · Sloan, NY 14212

$177,900

4 bd · 2.0 ba · 1,980 sqft · MultiFamily public records · 331 Days on market

Built 1900 7,405 sqft lot $90/sqft · 43% below area Est $310k · 43% under

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Why this score? — see what drove the A- 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 +27.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +8.2/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Wow, looking for the perfect 2 family home! This gem has 2 bedrooms and 2 baths in each unit. Double lot has a 4 car garage and shed. Modern eat in kitchens and each unit has 1st floor laundry, central air and roomy living rooms. Many appliances stay. Perfect investment or owner occupied. Front and rear unit are each 2 floors. There are ring doorbells on each unit. Front refrigerator, TV wall mounts, rear washer and dryer and patio set and grill, tenants owned. Could be perfect in law set up. This gem will not last long!

Key facts

• First floor laundry
• Double lot
• Central air

Tags

• DOUBLE LOT
• MODERN EAT IN KITCHENS
• FIRST FLOOR LAUNDRY
• CENTRAL AIR
• RING DOORBELLS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $178k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive. Per door: $248/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $178k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.95%
• DSCR: 1.53
• GRM: 6.3

CMA / ARV

• ARV (median comp): $310,279
• List price: $177,900
• Delta: -42.66%
• 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
188 Crocker St	0.27mi	5/2.0 (+1)	1,895 (-4%)	4mo	$227,000	$120	72
213 Boll St	0.18mi	5/2.0 (+1)	2,244 (+13%)	5mo	$275,000	$123	60
313 Reiman St	0.30mi	5/2.0 (+1)	2,016 (+2%)	23mo	$260,000	$129	59
30 Woodell Ave	0.67mi	4/3.0	1,960 (-1%)	5mo	$159,900	$82	58
366 Davey St	0.58mi	4/2.5	1,959 (-1%)	15mo	$110,000	$56	57
427 Benzinger St	0.63mi	4/2.0	2,018 (+2%)	14mo	$172,000	$85	56
236 Crocker St	0.26mi	5/3.0 (+1)	2,240 (+13%)	2mo	$212,500	$95	55
350 Davey St	0.59mi	4/2.0	1,904 (-4%)	14mo	$265,500	$139	55
238 Schiller St	0.63mi	4/2.0	1,894 (-4%)	12mo	$145,000	$77	54
187 Goethe St	0.64mi	4/2.0	1,890 (-4%)	12mo	$77,000	$41	52
15 Haller Ave	0.63mi	5/2.0 (+1)	2,101 (+6%)	9mo	$285,000	$136	48
62 Pine Ridge Rd	0.72mi	4/2.0	2,216 (+12%)	4mo	$159,800	$72	43

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: 33.1%
• Equity multiple: 3.58×
• Total profit: $128,600
• Equity at exit: $160,266

10-year hold

• IRR: 28.5%
• Equity multiple: 8.11×
• Total profit: $354,093
• Equity at exit: $345,621

Cash invested: $49,812 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$933
• Tax from tax record: −$355 /mo · $4,260/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $496

Break-even live

Break-even rent $1,724

Max offer price $177,900

Occupancy floor 74%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,352
Total (2 units)			$2,352

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: $44,475
• Closing costs: $5,337
• 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	0.50mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	0.60mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.60mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	0.77mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	23d	1	0.91mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	1.19mi

Listing history 22 events

1. 2026-06-18
   days on market $177,900 Active 331 DOM
2. 2026-06-17
   days on market $177,900 Active 330 DOM
3. 2026-06-16
   days on market $177,900 Active 329 DOM
4. 2026-06-15
   days on market $177,900 Active 328 DOM
5. 2026-06-13
   days on market $177,900 Active 326 DOM
6. 2026-06-10
   days on market $177,900 Active 323 DOM
7. 2026-06-09
   days on market $177,900 Active 322 DOM
8. 2026-06-08
   days on market $177,900 Active 321 DOM
9. 2026-06-07
   days on market $177,900 Active 320 DOM
10. 2026-06-05
    days on market $177,900 Active 317 DOM
11. 2026-06-03
    days on market $177,900 Active 316 DOM
12. 2026-06-02
    days on market $177,900 Active 315 DOM
13. 2026-06-01
    days on market $177,900 Active 314 DOM
14. 2026-05-31
    days on market $177,900 Active 313 DOM
15. 2026-05-18
    price $177,900 527-char remark

    Show marketing remark (527 chars)

    Wow, looking for the perfect 2 family home! This gem has 2 bedrooms and 2 baths in each unit. Double lot has a 4 car garage and shed. Modern eat in kitchens and each unit has 1st floor laundry, central air and roomy living rooms. Many appliances stay. Perfect investment or owner occupied. Front and rear unit are each 2 floors. There are ring doorbells on each unit. Front refrigerator, TV wall mounts, rear washer and dryer and patio set and grill, tenants owned. Could be perfect in law set up. This gem will not last long!

16. 2026-03-24
    status Active 527-char remark

    Show marketing remark (527 chars)

    Wow, looking for the perfect 2 family home! This gem has 2 bedrooms and 2 baths in each unit. Double lot has a 4 car garage and shed. Modern eat in kitchens and each unit has 1st floor laundry, central air and roomy living rooms. Many appliances stay. Perfect investment or owner occupied. Front and rear unit are each 2 floors. There are ring doorbells on each unit. Front refrigerator, TV wall mounts, rear washer and dryer and patio set and grill, tenants owned. Could be perfect in law set up. This gem will not last long!

17. 2026-03-20
    historical Active Under Contract 527-char remark

    Show marketing remark (527 chars)

    Wow, looking for the perfect 2 family home! This gem has 2 bedrooms and 2 baths in each unit. Double lot has a 4 car garage and shed. Modern eat in kitchens and each unit has 1st floor laundry, central air and roomy living rooms. Many appliances stay. Perfect investment or owner occupied. Front and rear unit are each 2 floors. There are ring doorbells on each unit. Front refrigerator, TV wall mounts, rear washer and dryer and patio set and grill, tenants owned. Could be perfect in law set up. This gem will not last long!

18. 2025-10-30
    price $179,900 527-char remark

    Show marketing remark (527 chars)

    Wow, looking for the perfect 2 family home! This gem has 2 bedrooms and 2 baths in each unit. Double lot has a 4 car garage and shed. Modern eat in kitchens and each unit has 1st floor laundry, central air and roomy living rooms. Many appliances stay. Perfect investment or owner occupied. Front and rear unit are each 2 floors. There are ring doorbells on each unit. Front refrigerator, TV wall mounts, rear washer and dryer and patio set and grill, tenants owned. Could be perfect in law set up. This gem will not last long!

19. 2025-09-08
    price $189,900 527-char remark

    Show marketing remark (527 chars)

    Wow, looking for the perfect 2 family home! This gem has 2 bedrooms and 2 baths in each unit. Double lot has a 4 car garage and shed. Modern eat in kitchens and each unit has 1st floor laundry, central air and roomy living rooms. Many appliances stay. Perfect investment or owner occupied. Front and rear unit are each 2 floors. There are ring doorbells on each unit. Front refrigerator, TV wall mounts, rear washer and dryer and patio set and grill, tenants owned. Could be perfect in law set up. This gem will not last long!

20. 2025-08-04
    price $197,900 527-char remark

    Show marketing remark (527 chars)

    Wow, looking for the perfect 2 family home! This gem has 2 bedrooms and 2 baths in each unit. Double lot has a 4 car garage and shed. Modern eat in kitchens and each unit has 1st floor laundry, central air and roomy living rooms. Many appliances stay. Perfect investment or owner occupied. Front and rear unit are each 2 floors. There are ring doorbells on each unit. Front refrigerator, TV wall mounts, rear washer and dryer and patio set and grill, tenants owned. Could be perfect in law set up. This gem will not last long!

21. 2025-07-22
    listed $199,900 Active 527-char remark

    Show marketing remark (527 chars)

    Wow, looking for the perfect 2 family home! This gem has 2 bedrooms and 2 baths in each unit. Double lot has a 4 car garage and shed. Modern eat in kitchens and each unit has 1st floor laundry, central air and roomy living rooms. Many appliances stay. Perfect investment or owner occupied. Front and rear unit are each 2 floors. There are ring doorbells on each unit. Front refrigerator, TV wall mounts, rear washer and dryer and patio set and grill, tenants owned. Could be perfect in law set up. This gem will not last long!

22. 2005-01-07
    soldstatus $80,000

ⓘ 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: $4,260 · $355/mo
• Projected year-2 tax: $4,260 · $355/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: $28,224
• − Mortgage interest: −$9,965
• − Property taxes: −$4,260
• − Insurance: −$890
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$5,175
• Taxable income: $3,419
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $5,132/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

+122.4% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $177,900 WNYREIS
• 2026-03-24 Relisted — WNYREIS
• 2026-03-20 Contingent — WNYREIS
• 2025-10-30 Price Changed $179,900 WNYREIS
• 2025-09-08 Price Changed $189,900 WNYREIS
• 2025-08-04 Price Changed $197,900 WNYREIS
• 2025-07-22 Listed $199,900 WNYREIS
• 2005-01-07 Sold (Public Records) $80,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,260 · +0.9% YoY. Source: county tax records.