395 Fairmount Ave · Jamestown, NY 14701

$49,900

3 bd · 2.0 ba · 1,599 sqft · SingleFamily public records · 154 Days on market

Built 1900 4,000 sqft lot $31/sqft · 69% below area

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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 MLS

Fixer-upper dream with endless potential! A remodel was started but never completed, offering a blank slate for your vision. The home has framing in place for up to five bedrooms and has been fully gutted. Updates already underway include partial plumbing and electrical, a new sliding glass door in the rear, and new HVAC venting in select areas.

Key facts

• Fully gutted
• New hvac venting
• Blank slate

Tags

• BLANK SLATE
• FULLY GUTTED
• NEW SLIDING GLASS DOOR
• NEW HVAC VENTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $32k; list at $50k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.63% ✓
• Cap rate: 19.62%
• Cash-on-cash: 47.60%
• DSCR: 3.12
• GRM: 3.2

CMA / ARV

• ARV (median comp): $160,873
• List price: $49,900
• Delta: -68.98%
• 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
7 Stewart Ave	0.24mi	3/1.5	1,615 (+1%)	3mo	$150,000	$93	82
776 Harding Ave	0.19mi	3/1.5	1,676 (+5%)	5mo	$140,400	$84	77
24 Meadow Ln	0.24mi	3/2.0	1,525 (-5%)	6mo	$100,000	$66	76
123 Warwick Rd	0.46mi	3/2.0	1,635 (+2%)	0mo	$395,000	$242	75
173 Hallock St	0.38mi	3/1.5	1,550 (-3%)	2mo	$131,000	$85	73
440 Front St	0.49mi	3/1.5	1,616 (+1%)	1mo	$162,500	$101	72
9 Genesee St	0.30mi	4/2.0 (+1)	1,678 (+5%)	2mo	$79,500	$47	71
44 Meadow Ln	0.26mi	3/1.5	1,428 (-11%)	1mo	$116,494	$82	67
16 Rowley Ct	0.64mi	3/2.0	1,624 (+2%)	7mo	$275,000	$169	62
19 Ellis Ave	0.50mi	3/2.5	1,728 (+8%)	3mo	$176,500	$102	58
80 Stewart Ave	0.29mi	3/1.5	1,365 (-15%)	4mo	$97,335	$71	57
26 Hess St	0.60mi	3/1.0	1,360 (-15%)	5mo	$145,000	$107	39

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: 45.1%
• Equity multiple: 2.95×
• Total profit: $27,314
• Equity at exit: $7,440

10-year hold

• IRR: 51.0%
• Equity multiple: 5.99×
• Total profit: $69,660
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $554

Break-even live

Break-even rent $612

Max offer price $49,900

Occupancy floor 53%

Sensitivity live

Price	-10% $727	-5% $710	+0% $554	+5% $540	+10% $526
Rent	-10% $450	-5% $502	+0% $554	+5% $606	+10% $658
Rate	-1.0pp $579	-0.5pp $567	base $554	+0.5pp $541	+1.0pp $528

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: $12,475
• Closing costs: $1,497
• 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	0.21mi

Listing history 31 events

1. 2026-06-22
   days on market $49,900 Active 154 DOM
2. 2026-06-21
   days on market $49,900 Active 153 DOM
3. 2026-06-19
   days on market $49,900 Active 151 DOM
4. 2026-06-18
   days on market $49,900 Active 150 DOM
5. 2026-06-17
   days on market $49,900 Active 149 DOM
6. 2026-06-16
   days on market $49,900 Active 148 DOM
7. 2026-06-15
   days on market $49,900 Active 147 DOM
8. 2026-06-14
   days on market $49,900 Active 145 DOM
9. 2026-06-12
   days on market $49,900 Active 144 DOM
10. 2026-06-09
    days on market $49,900 Active 141 DOM
11. 2026-06-08
    days on market $49,900 Active 140 DOM
12. 2026-06-07
    days on market $49,900 Active 139 DOM
13. 2026-06-05
    days on market $49,900 Active 136 DOM
14. 2026-06-02
    days on market $49,900 Active 134 DOM
15. 2026-06-01
    days on market $49,900 Active 133 DOM
16. 2026-05-31
    days on market $49,900 Active 132 DOM
17. 2026-05-30
    days on market $49,900 Active 131 DOM
18. 2026-01-19
    listed $49,900 Active 347-char remark

    Show marketing remark (347 chars)

    Fixer-upper dream with endless potential! A remodel was started but never completed, offering a blank slate for your vision. The home has framing in place for up to five bedrooms and has been fully gutted. Updates already underway include partial plumbing and electrical, a new sliding glass door in the rear, and new HVAC venting in select areas.

19. 2024-09-04
    soldstatus $32,500 Closed 364-char remark

    Show marketing remark (364 chars)

    Fixer uppers dream! House remodel was started, but never finished. House has great potential with framing for 5 bedrooms. Property has been fully gutted, plumbing and electrical has been partially done, new sliding glass door installed in back, and some new HVAC venting has been installed. Property is being sold AS IS, WHERE IS. Seller will not make any repairs.

20. 2024-07-08
    status Pending 364-char remark

    Show marketing remark (364 chars)

    Fixer uppers dream! House remodel was started, but never finished. House has great potential with framing for 5 bedrooms. Property has been fully gutted, plumbing and electrical has been partially done, new sliding glass door installed in back, and some new HVAC venting has been installed. Property is being sold AS IS, WHERE IS. Seller will not make any repairs.

21. 2024-07-03
    price $39,999 364-char remark

    Show marketing remark (364 chars)

    Fixer uppers dream! House remodel was started, but never finished. House has great potential with framing for 5 bedrooms. Property has been fully gutted, plumbing and electrical has been partially done, new sliding glass door installed in back, and some new HVAC venting has been installed. Property is being sold AS IS, WHERE IS. Seller will not make any repairs.

22. 2024-06-26
    price $49,999 364-char remark

    Show marketing remark (364 chars)

    Fixer uppers dream! House remodel was started, but never finished. House has great potential with framing for 5 bedrooms. Property has been fully gutted, plumbing and electrical has been partially done, new sliding glass door installed in back, and some new HVAC venting has been installed. Property is being sold AS IS, WHERE IS. Seller will not make any repairs.

23. 2024-06-19
    listed $59,999 Active 364-char remark

    Show marketing remark (364 chars)

    Fixer uppers dream! House remodel was started, but never finished. House has great potential with framing for 5 bedrooms. Property has been fully gutted, plumbing and electrical has been partially done, new sliding glass door installed in back, and some new HVAC venting has been installed. Property is being sold AS IS, WHERE IS. Seller will not make any repairs.

24. 2022-11-18
    soldstatus $64,900 Closed Sale or Rented
25. 2022-09-21
    status Pending Sale
26. 2022-09-01
    status Under Contract- Do Not Show
27. 2022-08-21
    listed $64,900 Active
28. 2007-09-13
    soldstatus $16,000
29. 2007-09-10
    soldstatus $16,000
30. 2007-07-13
    listed $19,900
31. 2002-05-28
    listed $28,900

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/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 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: $15,762
• − Mortgage interest: −$2,795
• − Property taxes: −$2,412
• − Insurance: −$250
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$1,452
• Taxable income: $6,331
• Est. tax owed @ 24.0%: −$1,520
• After-tax cash flow: $5,130/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

+72.7% since first listed

14 events — show timeline

• 2026-01-19 Listed $49,900 UNYREIS
• 2024-09-04 Sold (MLS) $32,500 UNYREIS
• 2024-07-08 Pending — UNYREIS
• 2024-07-03 Price Changed $39,999 UNYREIS
• 2024-06-26 Price Changed $49,999 UNYREIS
• 2024-06-19 Listed $59,999 UNYREIS
• 2022-11-18 Sold (MLS) $64,900 UNYREIS
• 2022-09-21 Pending — UNYREIS
• 2022-09-01 Pending — UNYREIS
• 2022-08-21 Listed $64,900 UNYREIS
• 2007-09-13 Sold (MLS) $16,000 UNYREIS
• 2007-09-10 Sold (Public Records) $16,000 Public Records
• 2007-07-13 Listed $19,900 UNYREIS
• 2002-05-28 Listed $28,900 UNYREIS

Property tax history

+7.6%/yr

Latest (2025): $2,412 · +4.8% YoY. Source: county tax records.