51 E Cowden Pl · Jamestown, NY 14701

$59,900

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 4 Days on market

Built 1910 1,935 sqft lot

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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

Listing remarks

Currently used as a single family but in past was a 2 unit and has 2 electrical panels. Whole new electric service was installed 2026. First floor is heated with vented space heater and upper is heated with electric baseboard. Long term tenant in place currently paying $600 per month. Owner is looking to retire and says bring offers!

Key facts

• 1,935 sq ft lot
• Built 1910
• Listed 3 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Resale property
• Construction: Wood siding exterior; Stone foundation; Existing construction
• Exterior features: Blacktop driveway; Rectangular lot (45 x 43)

Interior

• Kitchen: Appliances negotiable
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Space heater
• Interior features: Kitchen and family room combined; Other interior features (see remarks)
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$139,968) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

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; 2 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $60k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1910 — 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. 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.
5. 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.
6. 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: 2.06% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.82%
• DSCR: 2.82
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $139,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Barrett Ave	0.05mi	4/2.0 (+1)	1,612 (-7%)	6mo	$39,900	$25	72
24 Raymond St	0.39mi	3/2.0	1,686 (-2%)	3mo	$165,000	$98	71
135 S Main St	0.44mi	3/1.0	1,580 (-9%)	1mo	$63,000	$40	64
440 Superior St	0.30mi	4/1.5 (+1)	1,600 (-7%)	3mo	$110,000	$69	64
326 Hazzard St	0.56mi	2/2.0 (-1)	1,720 (-0%)	1mo	$150,000	$87	63
126 Crown St	0.22mi	3/1.0	1,496 (-13%)	6mo	$106,500	$71	62
352 S Main St	0.47mi	4/1.0 (+1)	1,858 (+8%)	5mo	$18,000	$10	56
80 Chambers St	0.64mi	3/1.5	1,599 (-8%)	7mo	$169,900	$106	50
334 S Main St	0.45mi	3/1.5	1,941 (+12%)	8mo	$98,400	$51	50
194 Hazeltine Ave	0.38mi	4/1.5 (+1)	1,488 (-14%)	6mo	$125,000	$84	47
392 Broadhead Ave	0.64mi	3/1.5	1,552 (-10%)	7mo	$125,000	$81	45
60 W Virginia Blvd	0.71mi	3/1.5	1,469 (-15%)	4mo	$145,000	$99	36

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: 37.3%
• Equity multiple: 2.59×
• Total profit: $26,641
• Equity at exit: $8,931

10-year hold

• IRR: 43.9%
• Equity multiple: 5.18×
• Total profit: $70,034
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $570

Break-even live

Break-even rent $510

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $604	-5% $587	+0% $570	+5% $554	+10% $537
Rent	-10% $473	-5% $522	+0% $570	+5% $619	+10% $668
Rate	-1.0pp $601	-0.5pp $586	base $570	+0.5pp $555	+1.0pp $539

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	44d	1	0.66mi
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	44d	1	1.14mi

Listing history 5 events

1. 2026-06-19
   days on market $59,900 Active 4 DOM
2. 2026-06-18
   days on market $59,900 Active 3 DOM
3. 2026-06-17
   days on market $59,900 Active 2 DOM
4. 2026-06-16
   remarks 335-char remark
5. 2026-06-16
   listed $59,900 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: $767 · $64/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$122/yr (+$10/mo · 15.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $14,788
• − Mortgage interest: −$3,355
• − Property taxes: −$767
• − Insurance: −$300
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,743
• Taxable income: $6,257
• Est. tax owed @ 24.0%: −$1,502
• After-tax cash flow: $5,344/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

+172.3% since first listed

3 events — show timeline

• 2026-06-15 Listed $59,900 UNYREIS
• 1999-04-15 Sold (Public Records) $28,500 Public Records
• 1993-11-15 Sold (Public Records) $22,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $767 · +4.8% YoY. Source: county tax records.