400 Allen St · Jamestown, NY 14701

$155,000

24 bd · 12.0 ba · 2,833 sqft · MultiFamily public records · 27 Days on market

Built 1940 9,810 sqft lot ↓ 6% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Turn Key 4 unit with gross rental income of $2600 per month. Home has had extensive renovations done in 2025 exceeding 70k in updates. New vinyl siding, updated electrical services, updated plumbing, many new windows, new flooring, New water line from road to house, freshly painted. Tenants pay all own utilities besides water.

Key facts

• New flooring
• New vinyl siding
• Updated plumbing

Tags

• EXTENSIVE RENOVATIONS
• NEW VINYL SIDING
• UPDATED ELECTRICAL SERVICES
• UPDATED PLUMBING
• NEW WINDOWS
• NEW FLOORING

Property features AI

Finance

• Other: Operating expenses include water/sewer (see remarks)
• Financial info: Four total units with separate gas and electric meters for each unit; Owner pays grounds care and water; Rent includes gardener and water; Unit rents (actual): $675, $900, $625, $600

Exterior

• Parking: Gravel parking
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-unit building; Resale property
• Construction: Vinyl siding
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 90 x 109

Interior

• Kitchen: Eat-in kitchen (in at least one unit)
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit; One 2-bedroom unit; One 0/1-bedroom unit (unit descriptions list eat-in kitchen)
• Flooring: Vinyl and other varying floor types
• Bathrooms: Three full bathrooms total; Individual units include full bathrooms (see unit details)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Flooring varies with vinyl in areas
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/3.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $737/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.1% 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 $5,022/mo this rent would consume 121% 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 3.24% ✓
• Cap rate: 29.13%
• Cash-on-cash: 81.55%
• DSCR: 4.63
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 81.8%
• Equity multiple: 4.75×
• Total profit: $162,766
• Equity at exit: $23,111

10-year hold

• IRR: 85.1%
• Equity multiple: 9.84×
• Total profit: $383,783
• Equity at exit: $13,402

Cash invested: $43,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $5,022 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,055
• Net cashflow: $2,949

Break-even live

Break-even rent $1,289

Max offer price $155,000

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	3	$5,024
Total (4 units)			$5,022

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   status $155,000 Pending 27 DOM
2. 2026-06-18
   days on market $155,000 Active Under Contract 27 DOM
3. 2026-06-17
   days on market $155,000 Active Under Contract 26 DOM
4. 2026-06-16
   days on market $155,000 Active Under Contract 25 DOM
5. 2026-06-15
   days on market $155,000 Active Under Contract 24 DOM
6. 2026-06-14
   days on market $155,000 Active Under Contract 22 DOM
7. 2026-06-12
   statusdays on market $155,000 Active Under Contract 21 DOM
8. 2026-06-09
   days on market $155,000 Active 18 DOM
9. 2026-06-08
   days on market $155,000 Active 17 DOM
10. 2026-06-07
    days on market $155,000 Active 16 DOM
11. 2026-06-05
    days on market $155,000 Active 13 DOM
12. 2026-06-02
    days on market $155,000 Active 11 DOM
13. 2026-06-01
    days on market $155,000 Active 10 DOM
14. 2026-05-31
    days on market $155,000 Active 9 DOM
15. 2026-05-30
    days on market $155,000 Active 8 DOM
16. 2026-05-22
    listed $155,000 Active
17. 2025-12-27
    historical
18. 2025-10-27
    listed $165,000 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: $1,688 · $141/mo
• Projected year-2 tax: $2,154 · $179/mo
• Expected delta: +$466/yr (+$39/mo · 27.6%)

ⓘ 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 · 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: $60,264
• − Mortgage interest: −$8,682
• − Property taxes: −$1,688
• − Insurance: −$775
• − Repairs & maintenance: −$4,821
• − Management: −$4,821
• − Depreciation: −$4,509
• Taxable income: $34,967
• Est. tax owed @ 24.0%: −$8,392
• After-tax cash flow: $26,999/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

-6.1% since first listed

3 events — show timeline

• 2026-05-22 Listed $155,000 UNYREIS
• 2025-12-27 Listing Removed — UNYREIS
• 2025-10-27 Listed $165,000 UNYREIS

Property tax history

-3.9%/yr

Latest (2025): $1,688 · +4.8% YoY. Source: county tax records.