194 Halstead Ave · Sloan, NY 14212

$143,900

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 14 Days on market

Built 1877 3,485 sqft lot $142/sqft · 33% below area Est $216k · 33% 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 +13.5/30.0
• Appreciation +10.0/10.0
• 1% rule +5.5/10.0
• DSCR +4.1/10.0
• 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

Welcome to 194 Halstead Ave, a delightful single-family residence offering three bedrooms and one full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

Key facts

• Solid mechanics
• Durable vinyl siding
• Conveniently located

Tags

• SOLID ROOF
• DURABLE VINYL SIDING
• COMFORTABLE CARPETING
• PRACTICAL VINYL FLOORING
• SOLID MECHANICS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $5 ($61/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $15k of equity ($995 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $77k; list at $144k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,900

Questions for the listing agent

1. Built in 1877 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 7.9

CMA / ARV

• ARV (median comp): $215,987
• List price: $143,900
• Delta: -33.38%
• 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
317 Atlantic Ave	0.18mi	3/1.0	1,095 (+8%)	3mo	$174,900	$160	76
232 Roland St	0.30mi	3/2.0	1,048 (+3%)	3mo	$92,700	$88	74
269 Michael Ave	0.13mi	3/1.5	940 (-7%)	9mo	$165,000	$176	72
109 Currier Ave	0.23mi	3/1.0	1,088 (+7%)	8mo	$200,000	$184	70
379 N Ogden St Unit E	0.40mi	3/1.0	1,083 (+7%)	3mo	$160,000	$148	68
169 Lackawanna Ave	0.13mi	3/1.5	1,116 (+10%)	10mo	$220,000	$197	67
215 Curtiss St	0.10mi	3/1.0	1,160 (+14%)	7mo	$240,000	$207	66
102 Francis Ave	0.36mi	3/1.0	1,130 (+11%)	4mo	$165,000	$146	61
249 Crocker St	0.38mi	4/1.5 (+1)	1,071 (+6%)	10mo	$220,000	$205	57
66 Gierlach St	0.41mi	2/1.0 (-1)	1,113 (+10%)	7mo	$203,000	$182	54
74 Vanderbilt St	0.67mi	3/1.0	1,136 (+12%)	3mo	$105,000	$92	47
324 Ideal St	0.70mi	4/2.0 (+1)	1,092 (+8%)	6mo	$195,000	$179	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: 24.4%
• Equity multiple: 2.96×
• Total profit: $78,838
• Equity at exit: $129,637

10-year hold

• IRR: 21.6%
• Equity multiple: 6.76×
• Total profit: $232,198
• Equity at exit: $279,566

Cash invested: $40,292 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$755
• Tax from tax record: −$377 /mo · $4,519/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $5

Break-even live

Break-even rent $1,508

Max offer price $143,900

Occupancy floor 95%

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: $35,975
• Closing costs: $4,317
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.43mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	0.77mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	43d	1	0.80mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.80mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	0.84mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	1.11mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	23d	1	1.27mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	1.32mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	1.32mi

Listing history 26 events

1. 2026-06-16
   statusdays on market $143,900 Pending 14 DOM
2. 2026-06-15
   days on market $143,900 Active Under Contract 13 DOM
3. 2026-06-13
   statusdays on market $143,900 Active Under Contract 11 DOM
4. 2026-06-10
   days on market $143,900 Active 8 DOM
5. 2026-06-09
   days on market $143,900 Active 7 DOM
6. 2026-06-08
   days on market $143,900 Active 6 DOM
7. 2026-06-07
   days on market $143,900 Active 5 DOM
8. 2026-06-05
   days on market $143,900 Active 2 DOM
9. 2026-06-02
   days on marketlisting id $143,900 Active 1 DOM
10. 2026-06-01
    days on market $143,900 Active 188 DOM
11. 2026-05-31
    days on market $143,900 Active 187 DOM
12. 2026-04-16
    price $143,900 869-char remark

    Show marketing remark (869 chars)

    Welcome to 194 Halstead Ave, a delightful single-family residence offering three bedrooms and one full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

13. 2026-02-21
    price $144,400 869-char remark

    Show marketing remark (869 chars)

    Welcome to 194 Halstead Ave, a delightful single-family residence offering three bedrooms and one full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

14. 2026-01-03
    price $144,900 869-char remark

    Show marketing remark (869 chars)

    Welcome to 194 Halstead Ave, a delightful single-family residence offering three bedrooms and one full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

15. 2025-11-25
    listed $149,900 Active 869-char remark

    Show marketing remark (869 chars)

    Welcome to 194 Halstead Ave, a delightful single-family residence offering three bedrooms and one full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

16. 2021-04-16
    soldstatus $77,000 Closed Sale or Rented 260-char remark

    Show marketing remark (260 chars)

    3 bedroom 1 bath home located in the Sloan neighborhood of Cheektowaga. Has maintenance free siding, newer roof, circuit breakers, and forced air furnace. 1st floor laundry room, eat in kitchen plus a dining room. off street parking and close to all amenities.

17. 2021-02-06
    status Under Contract- Do Not Show 260-char remark

    Show marketing remark (260 chars)

    3 bedroom 1 bath home located in the Sloan neighborhood of Cheektowaga. Has maintenance free siding, newer roof, circuit breakers, and forced air furnace. 1st floor laundry room, eat in kitchen plus a dining room. off street parking and close to all amenities.

18. 2020-11-02
    listed $85,000 Active 260-char remark

    Show marketing remark (260 chars)

    3 bedroom 1 bath home located in the Sloan neighborhood of Cheektowaga. Has maintenance free siding, newer roof, circuit breakers, and forced air furnace. 1st floor laundry room, eat in kitchen plus a dining room. off street parking and close to all amenities.

19. 2015-07-31
    historical
20. 2015-07-14
    price $39,900
21. 2015-07-06
    price $42,900
22. 2015-06-25
    listed $44,900 Active
23. 2014-02-20
    soldstatus $20,000
24. 2013-11-08
    listed $29,900
25. 2013-04-10
    listed $35,000
26. 2008-11-06
    soldstatus $85,500

ⓘ 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: $4,519 · $377/mo
• Projected year-2 tax: $4,519 · $377/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: $18,171
• − Mortgage interest: −$8,061
• − Property taxes: −$4,519
• − Insurance: −$720
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$4,186
• Taxable loss: −$2,222
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $594/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

+68.3% since first listed

15 events — show timeline

• 2026-04-16 Price Changed $143,900 WNYREIS
• 2026-02-21 Price Changed $144,400 WNYREIS
• 2026-01-03 Price Changed $144,900 WNYREIS
• 2025-11-25 Listed $149,900 WNYREIS
• 2021-04-16 Sold (MLS) $77,000 WNYREIS
• 2021-02-06 Pending — WNYREIS
• 2020-11-02 Listed $85,000 WNYREIS
• 2015-07-31 Listing Removed — WNYREIS
• 2015-07-14 Price Changed $39,900 WNYREIS
• 2015-07-06 Price Changed $42,900 WNYREIS
• 2015-06-25 Listed $44,900 WNYREIS
• 2014-02-20 Sold (MLS) $20,000 WNYREIS
• 2013-11-08 Listed $29,900 WNYREIS
• 2013-04-10 Listed $35,000 WNYREIS
• 2008-11-06 Sold (Public Records) $85,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,519 · +0.9% YoY. Source: county tax records.