35 Blick St · Sloan, NY 14212

$189,900

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 16 Days on market

Built 1955 5,663 sqft lot Est $205k · 7% 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).

• Cash flow +16.1/30.0
• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• 1% rule +5.2/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful 3 Bedroom, 1 Bath Ranch with Hardwood floors, nice size bedrooms, Large Family / Dining Room off the kitchen. Full basement, 2 Car Garage with a nice size yard. All offers due Thursday, 9/29/21 @ 3pm. Difference in sq. footage comes from addition added for the Bonus/Family Room.

Key facts

• Covered front porch
• Formal dining room
• Fenced yard

Tags

• COVERED FRONT PORCH
• FAMILY ROOM
• FORMAL DINING ROOM
• UPDATED DETAILS
• FENCED YARD
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story existing home; One level (entry level); Vinyl siding
• Construction: Poured foundation; Vinyl siding construction
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; Road frontage on city street / main thoroughfare / right of way

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Convertible bedroom; Main level primary
• Laundry & utility: Laundry in basement; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 5.7% in Sloan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $138k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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 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: 1.02% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $204,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Francis Ave	0.26mi	3/1.0	1,130 (+0%)	4mo	$165,000	$146	84
66 Gierlach St	0.20mi	2/1.0 (-1)	1,113 (-1%)	7mo	$203,000	$182	78
215 Curtiss St	0.34mi	3/1.0	1,160 (+3%)	7mo	$240,000	$207	73
232 Boll St	0.34mi	3/1.0	1,224 (+9%)	1mo	$240,000	$196	69
317 Atlantic Ave	0.57mi	3/1.0	1,095 (-3%)	3mo	$174,900	$160	67
232 Roland St	0.34mi	3/2.0	1,048 (-7%)	3mo	$92,700	$88	66
56 Peoria Ave	0.64mi	3/2.0	1,136 (+1%)	0mo	$260,000	$229	64
45 Wallace Ave	0.51mi	3/1.0	1,221 (+8%)	1mo	$290,000	$238	61
34 Lehigh St	0.54mi	3/1.0	1,024 (-9%)	5mo	$129,000	$126	56
16 Wallace Ave	0.46mi	3/1.0	968 (-14%)	2mo	$151,000	$156	54
2302 William St	0.64mi	2/1.0 (-1)	1,208 (+7%)	5mo	$142,000	$118	48
104 Iroquois Ave	0.63mi	3/1.0	972 (-14%)	2mo	$248,500	$256	46

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: 25.9%
• Equity multiple: 3.06×
• Total profit: $109,720
• Equity at exit: $171,077

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $318,448
• Equity at exit: $368,934

Cash invested: $53,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$996
• Tax from tax record: −$361 /mo · $4,334/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $97

Break-even live

Break-even rent $1,818

Max offer price $189,900

Occupancy floor 90%

Sensitivity live

Price	-10% $205	-5% $151	+0% $97	+5% $43	+10% $-10
Rent	-10% $-56	-5% $21	+0% $97	+5% $174	+10% $251
Rate	-1.0pp $193	-0.5pp $145	base $97	+0.5pp $48	+1.0pp $-2

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: $47,475
• Closing costs: $5,697
• 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	12d	1	0.11mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.96mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	45d	1	0.96mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	1.10mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	1.14mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	1.21mi

Listing history 6 events

1. 2026-04-23
   status Pending
2. 2026-04-07
   listed $189,900 Active
3. 2021-12-20
   soldstatus $138,000
4. 2021-12-17
   soldstatus $138,000 Closed Sale or Rented 289-char remark

   Show marketing remark (289 chars)

   Beautiful 3 Bedroom, 1 Bath Ranch with Hardwood floors, nice size bedrooms, Large Family / Dining Room off the kitchen. Full basement, 2 Car Garage with a nice size yard. All offers due Thursday, 9/29/21 @ 3pm. Difference in sq. footage comes from addition added for the Bonus/Family Room.

5. 2021-10-07
   status Pending Sale 289-char remark

   Show marketing remark (289 chars)

   Beautiful 3 Bedroom, 1 Bath Ranch with Hardwood floors, nice size bedrooms, Large Family / Dining Room off the kitchen. Full basement, 2 Car Garage with a nice size yard. All offers due Thursday, 9/29/21 @ 3pm. Difference in sq. footage comes from addition added for the Bonus/Family Room.

6. 2021-09-27
   listed $139,999 Active 289-char remark

   Show marketing remark (289 chars)

   Beautiful 3 Bedroom, 1 Bath Ranch with Hardwood floors, nice size bedrooms, Large Family / Dining Room off the kitchen. Full basement, 2 Car Garage with a nice size yard. All offers due Thursday, 9/29/21 @ 3pm. Difference in sq. footage comes from addition added for the Bonus/Family Room.

ⓘ 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: $4,334 · $361/mo
• Projected year-2 tax: $4,334 · $361/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: $23,291
• − Mortgage interest: −$10,637
• − Property taxes: −$4,334
• − Insurance: −$950
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$5,524
• Taxable loss: −$1,881
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $1,618/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
• City population: 440,021
• 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

+35.6% since first listed

6 events — show timeline

• 2026-04-23 Pending — WNYREIS
• 2026-04-07 Listed $189,900 WNYREIS
• 2021-12-20 Sold (Public Records) $138,000 Public Records
• 2021-12-17 Sold (MLS) $138,000 WNYREIS
• 2021-10-07 Pending — WNYREIS
• 2021-09-27 Listed $139,999 WNYREIS

Property tax history

+1.6%/yr

Latest (2025): $4,334 · +0.9% YoY. Source: county tax records.