517 Newland Ave · Jamestown, NY 14701

$7,000

4 bd · 2.0 ba · 2,350 sqft · MultiFamily public records · 19 Days on market

Built 1912 5,909 sqft lot $3/sqft · 94% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spacious two-unit property with one-car detached garage. Each unit has 2 bedrooms / 1 bathroom. There is a full attic and basement. The property had a fire in March 2026 and was condemned by the City of Jamestown. Being SOLD AS-IS WHERE-IS CASH ONLY. Due to the damaged incurred there will be no access allowed or showings of the interior.

Key facts

• 5,909 sq ft lot
• Garage
• Built 1912

🏷️ Possibly a rental listed for sale. The $7,000 price doesn't fit this home's estimated sale value (~$118,296) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $7k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $7k).
• Recommended offer: $7k (1.5% below list) — sets the bar for market timing.
• Cap rate 295.3% vs local median 16.6% in Jamestown — 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 69/100 on livability (#470 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D, crime F.
• Jamestown City School District (town): math 33% / reading 42% proficiency, ranked #553 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 313 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $2,195/mo this rent would consume 53% of the median local household income ($50k/yr) (locally 1838% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $48 of loan paydown is wiped out by about $210 of value loss. Plan a longer hold.
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $3k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $6,895 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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 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: 31.36% ✓
• Cap rate: 295.27%
• Cash-on-cash: 1032.05%
• DSCR: 46.92
• GRM: 0.3

CMA / ARV

• ARV (median comp): $118,296
• List price: $7,000
• Delta: -94.08%
• 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
506 Newland Ave	0.04mi	4/2.5	2,372 (+1%)	3mo	$35,000	$15	92
15 Columbia Ave	0.10mi	5/2.0 (+1)	2,380 (+1%)	3mo	$50,000	$21	86
144 Barrett Ave	0.23mi	5/2.0 (+1)	2,352 (+0%)	3mo	$50,000	$21	82
215 Hazzard St	0.36mi	4/2.0	2,280 (-3%)	4mo	$61,800	$27	75
222 S Main St	0.26mi	5/2.0 (+1)	2,443 (+4%)	6mo	$24,500	$10	72
228 Forest Ave	0.14mi	4/2.0	2,080 (-12%)	5mo	$11,000	$5	70
71 Myrtle St	0.05mi	4/2.0	2,016 (-14%)	6mo	$67,000	$33	69
8 E Newland Ave	0.46mi	4/2.0	2,226 (-5%)	4mo	$53,500	$24	67
168 Barrett Ave	0.21mi	4/2.0	2,644 (+12%)	4mo	$52,000	$20	66
93 Barker St	0.38mi	5/2.0 (+1)	2,190 (-7%)	3mo	$8,000	$4	64
11 Mckinley Ave	0.19mi	5/3.0 (+1)	2,008 (-15%)	3mo	$54,000	$27	55
149 Baker St	0.54mi	5/3.0 (+1)	2,192 (-7%)	2mo	$96,460	$44	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 55.21×
• Total profit: $106,260
• Equity at exit: $1,044

10-year hold

• IRR: —
• Equity multiple: 118.81×
• Total profit: $230,909
• Equity at exit: $605

Cash invested: $1,960 (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 14701

• Home prices YoY: -18.5%
• Active inventory: 313
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,686

Break-even live

Break-even rent $61

Max offer price $7,000

Occupancy floor 18%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,194
Total (2 units)			$2,195

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending 339-char remark

   Show marketing remark (339 chars)

   Spacious two-unit property with one-car detached garage. Each unit has 2 bedrooms / 1 bathroom. There is a full attic and basement. The property had a fire in March 2026 and was condemned by the City of Jamestown. Being SOLD AS-IS WHERE-IS CASH ONLY. Due to the damaged incurred there will be no access allowed or showings of the interior.

2. 2026-05-03
   price $7,000 339-char remark

   Show marketing remark (339 chars)

   Spacious two-unit property with one-car detached garage. Each unit has 2 bedrooms / 1 bathroom. There is a full attic and basement. The property had a fire in March 2026 and was condemned by the City of Jamestown. Being SOLD AS-IS WHERE-IS CASH ONLY. Due to the damaged incurred there will be no access allowed or showings of the interior.

3. 2026-04-26
   price $9,000 339-char remark

   Show marketing remark (339 chars)

   Spacious two-unit property with one-car detached garage. Each unit has 2 bedrooms / 1 bathroom. There is a full attic and basement. The property had a fire in March 2026 and was condemned by the City of Jamestown. Being SOLD AS-IS WHERE-IS CASH ONLY. Due to the damaged incurred there will be no access allowed or showings of the interior.

4. 2026-04-22
   listed $10,000 Active 339-char remark

   Show marketing remark (339 chars)

   Spacious two-unit property with one-car detached garage. Each unit has 2 bedrooms / 1 bathroom. There is a full attic and basement. The property had a fire in March 2026 and was condemned by the City of Jamestown. Being SOLD AS-IS WHERE-IS CASH ONLY. Due to the damaged incurred there will be no access allowed or showings of the interior.

5. 2025-03-08
   soldstatus $77,000 Closed 693-char remark

   Show marketing remark (693 chars)

   Turn Key two Family property up for sale! Situated on a corner lot with detached 1 car garage. Exterior is vinyl sided. Both units have their own electric, gas and water meter so no utility expense for owner! First floor was just freshly remodeled with new counters, paint, flooring and totally new bathroom! First floor boiler was just serviced with new pump. Unit is rent ready and should rent for aprox $800-850 per month. Second floor unit is currently tenant occupied at $600 per month. Brand new Gas heater was just installed 12/20/24 for this unit. Attached list of updates and Pre listing home inspection for buyers knowledge. This one wont last long! Seller is a NYS licensed Realtor.

6. 2024-12-29
   status Pending 693-char remark

   Show marketing remark (693 chars)

   Turn Key two Family property up for sale! Situated on a corner lot with detached 1 car garage. Exterior is vinyl sided. Both units have their own electric, gas and water meter so no utility expense for owner! First floor was just freshly remodeled with new counters, paint, flooring and totally new bathroom! First floor boiler was just serviced with new pump. Unit is rent ready and should rent for aprox $800-850 per month. Second floor unit is currently tenant occupied at $600 per month. Brand new Gas heater was just installed 12/20/24 for this unit. Attached list of updates and Pre listing home inspection for buyers knowledge. This one wont last long! Seller is a NYS licensed Realtor.

7. 2024-12-24
   listed $77,500 Active 693-char remark

   Show marketing remark (693 chars)

   Turn Key two Family property up for sale! Situated on a corner lot with detached 1 car garage. Exterior is vinyl sided. Both units have their own electric, gas and water meter so no utility expense for owner! First floor was just freshly remodeled with new counters, paint, flooring and totally new bathroom! First floor boiler was just serviced with new pump. Unit is rent ready and should rent for aprox $800-850 per month. Second floor unit is currently tenant occupied at $600 per month. Brand new Gas heater was just installed 12/20/24 for this unit. Attached list of updates and Pre listing home inspection for buyers knowledge. This one wont last long! Seller is a NYS licensed Realtor.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,340
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$35
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$204
• Taxable income: $21,390
• Est. tax owed @ 24.0%: −$5,134
• After-tax cash flow: $15,095/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: Jamestown City School District
• NCES district ID: 3615630
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $32,240
• Composite: 30.69/100
• National rank: #6176
• State rank: #553 of 590 in NY

Livability — Jamestown

• Score: 69/100
• State rank: #470
• US rank: #8213

Category grades

Amenities D Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamestown, NY
• County: Chautauqua County · 38,461 people
• City population: 38,461
• Metro: Jamestown-Dunkirk-Fredonia, NY
• Population (ZIP): 38,461
• Household income: $49,685
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1838.0

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 123,454 people
• By 2030: 118,509 · -4.0%
• By 2040: 107,311 · -13.1%
• By 2050: 96,703 · -21.7%
• By 2075: 76,757 · -37.8%
• By 2100: 60,984 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 6% Black 3%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Chautauqua

• 2024 margin: Strong R (+22.0) · D 39.0% · R 61.0%
• 2008→2024 swing: -22.9pp toward R · 2008: 0.9pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.8 2016: R+24.6 2012: R+8.2 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.93%
• Current HPI: 259.402
• Rent YoY: —
• Metro: Jamestown-Dunkirk-Fredonia, NY
• 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

-91.0% since first listed

7 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-05-03 Price Changed $7,000 UNYREIS
• 2026-04-26 Price Changed $9,000 UNYREIS
• 2026-04-22 Listed $10,000 UNYREIS
• 2025-03-08 Sold (MLS) $77,000 UNYREIS
• 2024-12-29 Pending — UNYREIS
• 2024-12-24 Listed $77,500 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $4,940 · +136.2% YoY. Source: county tax records.