333 Hallock St · Jamestown, NY 14701

$139,900

3 bd · 1.5 ba · 1,612 sqft · SingleFamily public records · 9 Days on market

Built 1940 5,850 sqft lot Est $150k · 7% under

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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 +12.6/30.0
• ARV discount +10.5/15.0
• 1% rule +4.4/10.0
• DSCR +3.7/10.0
• 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

Listing remarks MLS

A good address. .. .Located within the much sought after Lincoln-Persell School District. The moment your enter the home you'll ask . .. .how soon can I move in. The current owner has made this her home for 43 years, filling it with a classic ambiance of comfort, tradition and wall to wall character. Upon entering the living room your visually connected to a family sized living area with pretty bay window, a formal dining room and eat in kitchen with doors and windows overlooking a park like rear yard. The eat in kitchen will charm you with the attractive cabinetry, abundant work space and it is fully applianced. There is a first floor den that has a closet, so it could be used as a bedroom. There are three bedrooms upstairs and full bath. The kids will enjoy a bonus family room in the basement with an additional bath. The forced air furnace is 7 years old and there is central air condition for summer time comfort. You'll appreciate the newer roof (2 years), replacement windows, fenced rea

Key facts

• Private deck
• 5,850 sq ft lot
• Garage

Tags

• FINISHED WALK-OUT BASEMENT
• PRIVATE FENCED-IN BACKYARD
• PRIVATE DECK

Property features AI

Exterior

• Parking: Attached garage; Approximately 1.5 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Cedar construction; Existing (previously built) property
• Construction: Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot with 50 x 117 dimensions; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Varies
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Pull-down attic stairs; Finished full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-19 ($-224/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.5% below list).
• Recommended offer: $131k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 16.8% in Jamestown — 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 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: amenities D, crime F, commute 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.
• Zoned schools: Abraham Lincoln Elementary School (math 57% / reading 52%, grade C, #908 of 2,108 statewide, top 46%, 377 students, 63% FRL); Persell Middle School (math 23% / reading 37%, grade F, #539 of 729 statewide, top 74%, 417 students, 73% FRL); Jamestown High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 1,315 students, 80% FRL).
• Zoned-school proficiency averages 58% at this address vs 38% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Jamestown City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 319 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $68k; list at $140k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $130,844 (6.5% 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 1940 — 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. 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?
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: 0.94% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $149,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Stewart Ave	0.10mi	3/1.5	1,615 (+0%)	3mo	$150,000	$93	92
24 Meadow Ln	0.09mi	3/2.0	1,525 (-5%)	6mo	$100,000	$66	80
440 Front St	0.43mi	3/1.5	1,616 (+0%)	1mo	$162,500	$101	79
9 Genesee St	0.15mi	4/2.0 (+1)	1,678 (+4%)	2mo	$79,500	$47	77
776 Harding Ave	0.28mi	3/1.5	1,676 (+4%)	5mo	$140,400	$84	77
44 Meadow Ln	0.12mi	3/1.5	1,428 (-11%)	1mo	$116,494	$82	74
173 Hallock St	0.38mi	3/1.5	1,550 (-4%)	2mo	$131,000	$85	74
123 Warwick Rd	0.60mi	3/2.0	1,635 (+1%)	0mo	$395,000	$242	67
114 Catlin Ave	0.27mi	3/2.0	1,470 (-9%)	8mo	$130,000	$88	64
19 Ellis Ave	0.42mi	3/2.5	1,728 (+7%)	3mo	$176,500	$102	62
19 Hallock St	0.74mi	3/1.5	1,600 (-1%)	8mo	$195,000	$122	58
16 Rowley Ct	0.74mi	3/2.0	1,624 (+1%)	7mo	$275,000	$169	56

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-23,787
• Equity at exit: $20,860

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-21,951
• Equity at exit: $12,096

Cash invested: $39,172 (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: 319
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$260 /mo · $3,125/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-19

Break-even live

Break-even rent $1,332

Max offer price $136,601

Occupancy floor 96%

Sensitivity live

Price	-10% $61	-5% $21	+0% $-19	+5% $-58	+10% $-98
Rent	-10% $-122	-5% $-70	+0% $-19	+5% $33	+10% $85
Rate	-1.0pp $52	-0.5pp $17	base $-19	+0.5pp $-55	+1.0pp $-92

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	45d	1	0.06mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $139,900 Pending 9 DOM
2. 2026-06-05
   days on market $139,900 Active Under Contract 8 DOM
3. 2026-06-02
   days on market $139,900 Active Under Contract 6 DOM
4. 2026-06-01
   days on market $139,900 Active Under Contract 5 DOM
5. 2026-05-31
   status $139,900 Active Under Contract 4 DOM
6. 2026-05-31
   days on market $139,900 Active 4 DOM
7. 2026-05-30
   days on market $139,900 Active 3 DOM
8. 2026-05-27
   listed $139,900 Active
9. 2015-09-09
   soldstatus $68,500 1004-char remark

   Show marketing remark (1004 chars)

   A good address. .. .Located within the much sought after Lincoln-Persell School District. The moment your enter the home you'll ask . .. .how soon can I move in. The current owner has made this her home for 43 years, filling it with a classic ambiance of comfort, tradition and wall to wall character. Upon entering the living room your visually connected to a family sized living area with pretty bay window, a formal dining room and eat in kitchen with doors and windows overlooking a park like rear yard. The eat in kitchen will charm you with the attractive cabinetry, abundant work space and it is fully applianced. There is a first floor den that has a closet, so it could be used as a bedroom. There are three bedrooms upstairs and full bath. The kids will enjoy a bonus family room in the basement with an additional bath. The forced air furnace is 7 years old and there is central air condition for summer time comfort. You'll appreciate the newer roof (2 years), replacement windows, fenced rea

10. 2015-08-31
    soldstatus $68,500
11. 2015-06-18
    listed $68,500 1004-char remark

    Show marketing remark (1004 chars)

    A good address. .. .Located within the much sought after Lincoln-Persell School District. The moment your enter the home you'll ask . .. .how soon can I move in. The current owner has made this her home for 43 years, filling it with a classic ambiance of comfort, tradition and wall to wall character. Upon entering the living room your visually connected to a family sized living area with pretty bay window, a formal dining room and eat in kitchen with doors and windows overlooking a park like rear yard. The eat in kitchen will charm you with the attractive cabinetry, abundant work space and it is fully applianced. There is a first floor den that has a closet, so it could be used as a bedroom. There are three bedrooms upstairs and full bath. The kids will enjoy a bonus family room in the basement with an additional bath. The forced air furnace is 7 years old and there is central air condition for summer time comfort. You'll appreciate the newer roof (2 years), replacement windows, fenced rea

ⓘ 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: $3,125 · $260/mo
• Projected year-2 tax: $3,125 · $260/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,701
• − Mortgage interest: −$7,837
• − Property taxes: −$3,125
• − Insurance: −$700
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$4,070
• Taxable loss: −$2,542
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $386/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

+104.2% since first listed

4 events — show timeline

• 2026-05-27 Listed $139,900 UNYREIS
• 2015-09-09 Sold (MLS) $68,500 UNYREIS
• 2015-08-31 Sold (Public Records) $68,500 Public Records
• 2015-06-18 Listed $68,500 UNYREIS

Property tax history

+0.9%/yr

Latest (2025): $3,125 · +4.8% YoY. Source: county tax records.