2275 Broadway St · Sloan, NY 14212

$122,900

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 332 Days on market

Built 1900 3,485 sqft lot $127/sqft · 46% below area Est $229k · 46% under ↓ 23% since listing

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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 +10.0/30.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great home for a family or investment property, situated on the Broadway bus line in Sloan NY. Property has three good size bedrooms with one bath and possible half bath on second floor. Property has a lot in rear of home that can be included in this sale, lot has 7 parking spaces and a garage, this would provided purchaser with plenty of off street parking for guest. Information regarding lot upon request. Directions: Take Broadway towards Lancaster NY turn on to Boll street and take the second driveway on your left this will bring you into the rear of 2275 Broadway. You can enter property from Boll street entrance, first driveway on the left. Ebox is on the rear door.

Key facts

• Lot in rear
• Off street parking
• 7 parking spaces

Tags

• LOT IN REAR
• 7 PARKING SPACES
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $-75 ($-897/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (0.1% below list).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.

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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $13k of equity ($850 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 332 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $21k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,152 (12.0% 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. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.00% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 8.3

CMA / ARV

• ARV (median comp): $228,732
• List price: $122,900
• Delta: -46.27%
• 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
232 Roland St	0.09mi	3/2.0	1,048 (+8%)	3mo	$92,700	$88	75
269 Michael Ave	0.26mi	3/1.5	940 (-3%)	9mo	$165,000	$176	74
16 Wallace Ave	0.67mi	3/1.0	968 (+0%)	1mo	$151,000	$156	67
47 Hedwig Ave	0.64mi	3/1.5	940 (-3%)	1mo	$133,250	$142	63
83 Lemoine Ave	0.71mi	3/1.0	936 (-3%)	1mo	$242,000	$259	61
445 Reiman St	0.31mi	2/1.0 (-1)	855 (-12%)	4mo	$170,000	$199	58
40 Hedwig Ave	0.62mi	3/1.0	1,029 (+6%)	2mo	$162,000	$157	58
317 Atlantic Ave	0.40mi	3/1.0	1,095 (+13%)	3mo	$174,900	$160	57
27 Lemoine Ave	0.74mi	3/1.5	928 (-4%)	0mo	$150,000	$162	57
109 Currier Ave	0.35mi	3/1.0	1,088 (+13%)	8mo	$200,000	$184	56
19 Blick St	0.42mi	3/1.0	832 (-14%)	6mo	$215,000	$258	52
379 N Ogden St Unit E	0.63mi	3/1.0	1,083 (+12%)	3mo	$160,000	$148	48

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $62,310
• Equity at exit: $110,718

10-year hold

• IRR: 20.2%
• Equity multiple: 6.45×
• Total profit: $187,514
• Equity at exit: $238,768

Cash invested: $34,412 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,228 high
• Mortgage (P&I): −$645
• Tax from tax record: −$349 /mo · $4,186/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-75

Break-even live

Break-even rent $1,322

Max offer price $109,689

Occupancy floor —

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	43d	1	0.52mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	1.25mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	1.25mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	17d	1	1.25mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	43d	1	1.32mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	43d	1	1.44mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	1.50mi

Listing history 15 events

1. 2026-06-08
   statusdays on market $122,900 Pending 332 DOM
2. 2026-06-07
   days on market $122,900 Active 331 DOM
3. 2026-06-05
   days on market $122,900 Active 328 DOM
4. 2026-06-03
   days on market $122,900 Active 327 DOM
5. 2026-06-02
   days on market $122,900 Active 326 DOM
6. 2026-06-01
   days on market $122,900 Active 325 DOM
7. 2026-05-31
   days on market $122,900 Active 324 DOM
8. 2026-04-17
   price $122,900 678-char remark

   Show marketing remark (678 chars)

   Great home for a family or investment property, situated on the Broadway bus line in Sloan NY. Property has three good size bedrooms with one bath and possible half bath on second floor. Property has a lot in rear of home that can be included in this sale, lot has 7 parking spaces and a garage, this would provided purchaser with plenty of off street parking for guest. Information regarding lot upon request. Directions: Take Broadway towards Lancaster NY turn on to Boll street and take the second driveway on your left this will bring you into the rear of 2275 Broadway. You can enter property from Boll street entrance, first driveway on the left. Ebox is on the rear door.

9. 2025-10-15
   price $132,900 678-char remark

   Show marketing remark (678 chars)

   Great home for a family or investment property, situated on the Broadway bus line in Sloan NY. Property has three good size bedrooms with one bath and possible half bath on second floor. Property has a lot in rear of home that can be included in this sale, lot has 7 parking spaces and a garage, this would provided purchaser with plenty of off street parking for guest. Information regarding lot upon request. Directions: Take Broadway towards Lancaster NY turn on to Boll street and take the second driveway on your left this will bring you into the rear of 2275 Broadway. You can enter property from Boll street entrance, first driveway on the left. Ebox is on the rear door.

10. 2025-07-30
    price $142,900 678-char remark

    Show marketing remark (678 chars)

    Great home for a family or investment property, situated on the Broadway bus line in Sloan NY. Property has three good size bedrooms with one bath and possible half bath on second floor. Property has a lot in rear of home that can be included in this sale, lot has 7 parking spaces and a garage, this would provided purchaser with plenty of off street parking for guest. Information regarding lot upon request. Directions: Take Broadway towards Lancaster NY turn on to Boll street and take the second driveway on your left this will bring you into the rear of 2275 Broadway. You can enter property from Boll street entrance, first driveway on the left. Ebox is on the rear door.

11. 2025-07-14
    price $149,900 678-char remark

    Show marketing remark (678 chars)

    Great home for a family or investment property, situated on the Broadway bus line in Sloan NY. Property has three good size bedrooms with one bath and possible half bath on second floor. Property has a lot in rear of home that can be included in this sale, lot has 7 parking spaces and a garage, this would provided purchaser with plenty of off street parking for guest. Information regarding lot upon request. Directions: Take Broadway towards Lancaster NY turn on to Boll street and take the second driveway on your left this will bring you into the rear of 2275 Broadway. You can enter property from Boll street entrance, first driveway on the left. Ebox is on the rear door.

12. 2025-07-11
    listed $143,900 Active 678-char remark

    Show marketing remark (678 chars)

    Great home for a family or investment property, situated on the Broadway bus line in Sloan NY. Property has three good size bedrooms with one bath and possible half bath on second floor. Property has a lot in rear of home that can be included in this sale, lot has 7 parking spaces and a garage, this would provided purchaser with plenty of off street parking for guest. Information regarding lot upon request. Directions: Take Broadway towards Lancaster NY turn on to Boll street and take the second driveway on your left this will bring you into the rear of 2275 Broadway. You can enter property from Boll street entrance, first driveway on the left. Ebox is on the rear door.

13. 2024-12-12
    historical
14. 2024-11-12
    price $150,000
15. 2024-10-18
    listed $160,000 Active

ⓘ 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: $4,186 · $349/mo
• Projected year-2 tax: $4,186 · $349/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: $14,730
• − Mortgage interest: −$6,884
• − Property taxes: −$4,186
• − Insurance: −$614
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,575
• Taxable loss: −$2,886
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $-205/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

-23.2% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $122,900 WNYREIS
• 2025-10-15 Price Changed $132,900 WNYREIS
• 2025-07-30 Price Changed $142,900 WNYREIS
• 2025-07-14 Price Changed $149,900 WNYREIS
• 2025-07-11 Listed $143,900 WNYREIS
• 2024-12-12 Listing Removed — WNYREIS
• 2024-11-12 Price Changed $150,000 WNYREIS
• 2024-10-18 Listed $160,000 WNYREIS

Property tax history

+10.3%/yr

Latest (2025): $4,186 · +0.9% YoY. Source: county tax records.