250 Curtiss St · Sloan, NY 14212

$214,999

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 4 Days on market

Built 1947 7,841 sqft lot Est $222k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• Cash flow +6.1/30.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Light & bright 3 bedroom, one bath Cape with loads of character. Super location in one of Sloan's most charming streets. 1 bedroom up, 2 bedrooms down are all nice sized with lots of closet space. Living room has gleaming hardwood floors, plenty of windows. tear off roof '10, furnace & central air '13, windows '14. Fantastic fully fenced backyard with concrete patio & above ground pool, great for entertaining. Updated electrical service, full basement. Close to bus route and convenient to downtown. A must see to appreciate all its qualities.

Key facts

• Patio for cookouts
• Updated kitchen
• Fully fenced yard

Tags

• FULLY FENCED YARD
• UPDATED KITCHEN
• PRIVATE SUMMER READY RETREAT
• PATIO FOR COOKOUTS
• HANDY STORAGE SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story home; Resale property
• Construction: Brick construction with copper plumbing; Block foundation; Existing (previously built) structure
• Exterior features: Concrete driveway; Fully fenced yard; Patio; Shed(s) / exterior storage; Rectangular residential lot near public transit; City street frontage

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Pantry; Has basement with full finish and sump pump
• Laundry & utility: Washer and dryer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (26.3% below list).
• Recommended offer: $145k (32.7% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 5.7% in Sloan — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 84 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $116k; list at $215k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,659 (32.7% 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $222,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Boll St	0.09mi	3/1.0	1,224 (-2%)	1mo	$240,000	$196	92
215 Curtiss St	0.08mi	3/1.0	1,160 (-7%)	7mo	$240,000	$207	78
133 Halstead Ave Ave	0.24mi	3/1.0	1,320 (+6%)	5mo	$235,000	$178	75
102 Francis Ave	0.28mi	3/1.0	1,130 (-10%)	4mo	$165,000	$146	68
317 Atlantic Ave	0.24mi	3/1.0	1,095 (-12%)	3mo	$174,900	$160	66
109 Currier Ave	0.27mi	3/1.0	1,088 (-13%)	8mo	$200,000	$184	59
66 Gierlach St	0.36mi	2/1.0 (-1)	1,113 (-11%)	7mo	$203,000	$182	54
379 N Ogden St Unit E	0.48mi	3/1.0	1,083 (-13%)	3mo	$160,000	$148	53
189 Gates St	0.44mi	4/1.0 (+1)	1,392 (+11%)	3mo	$175,000	$126	53
1003 Walden Ave	0.68mi	3/1.0	1,130 (-10%)	0mo	$70,000	$62	52
72 Franklin Ave	0.42mi	3/1.5	1,430 (+14%)	4mo	$164,250	$115	51
307 Benzinger St	0.72mi	3/3.0	1,363 (+9%)	2mo	$247,000	$181	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: 18.7%
• Equity multiple: 2.53×
• Total profit: $91,858
• Equity at exit: $193,688

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $290,699
• Equity at exit: $417,696

Cash invested: $60,200 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$432 /mo · $5,190/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-398

Break-even live

Break-even rent $2,088

Max offer price $144,659

Occupancy floor —

Sensitivity live

Price	-10% $-276	-5% $-337	+0% $-398	+5% $-459	+10% $-520
Rent	-10% $-523	-5% $-461	+0% $-398	+5% $-336	+10% $-273
Rate	-1.0pp $-290	-0.5pp $-343	base $-398	+0.5pp $-454	+1.0pp $-511

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	0.42mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.66mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	3d	1	0.68mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	0.72mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	0.82mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	0.96mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	25d	1	1.25mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	1.25mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	3d	1	1.28mi
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	25d	1	1.28mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	18d	1	1.38mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	25d	1	1.39mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	45d	1	1.47mi

Listing history 3 events

1. 2026-06-21
   days on market $214,999 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $214,999 Active 1 DOM

ⓘ 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: $5,190 · $432/mo
• Projected year-2 tax: $5,190 · $432/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: $19,008
• − Mortgage interest: −$12,043
• − Property taxes: −$5,190
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$6,255
• Taxable loss: −$8,596
• Est. tax savings @ 24.0%: +$2,063
• After-tax cash flow: $-2,715/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

+186.7% since first listed

11 events — show timeline

• 2026-06-17 Listed $214,999 WNYREIS
• 2019-11-26 Sold (MLS) $116,500 WNYREIS
• 2019-09-30 Pending — WNYREIS
• 2019-08-14 Price Changed $118,900 WNYREIS
• 2019-07-18 Price Changed $123,900 WNYREIS
• 2019-06-19 Price Changed $126,500 WNYREIS
• 2019-04-18 Price Changed $129,900 WNYREIS
• 2019-04-07 Listed $132,900 WNYREIS
• 2018-07-10 Listing Removed — WNYREIS
• 2018-07-08 Listed $131,900 WNYREIS
• 1995-03-30 Sold (Public Records) $75,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $5,190 · +1.0% YoY. Source: county tax records.