110 Isabella Ave · Jamestown, NY 14701

$59,900

3 bd · 1.5 ba · 1,146 sqft · SingleFamily public records · 1 Days on market

Built 1910 4,950 sqft lot Est $64k · 7% under

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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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Don't miss this incredible opportunity to own a move-in ready home at an affordable price. This charming property offers 3 bedrooms, 1.5 bathrooms, and convenient first-floor laundry. The spacious kitchen and living areas provide plenty of room for family gatherings, entertaining, and everyday living. The home features updated vinyl replacement windows throughout, with only two original windows remaining in the kitchen. The hot water heater was replaced approximately four years ago, adding peace of mind for the new owner. Outside, you'll find a large 1+ car garage that offers excellent space for parking, storage, or a workshop. Whether you're looking for a comfortable family home or a solid

Key facts

• 4,950 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story house; Existing (resale) property
• Construction: Poured foundation; See remarks for construction materials
• Exterior features: Gravel driveway; Rectangular lot (45 x 110)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom
• Heating & cooling: Gas forced-air heating; Window air conditioning
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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: 1.93% ✓
• Cap rate: 16.51%
• Cash-on-cash: 36.50%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $64,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 W 8th St	0.15mi	3/2.0	1,221 (+6%)	4mo	$45,000	$37	77
14 Sumner Pl	0.45mi	3/2.0	1,127 (-2%)	1mo	$50,000	$44	74
617 Spring St	0.35mi	2/1.0 (-1)	1,054 (-8%)	3mo	$15,000	$14	61
75 Livingston Ave	0.71mi	3/1.0	1,140 (-0%)	4mo	$130,000	$114	61
616 Cherry St	0.22mi	3/1.0	1,294 (+13%)	10mo	$81,500	$63	58
137 Fairview Ave	0.59mi	3/1.0	1,235 (+8%)	11mo	$55,550	$45	48
7 Geneva St	0.63mi	3/1.0	1,248 (+9%)	8mo	$45,000	$36	47
18 Utica St	0.70mi	3/1.0	1,065 (-7%)	12mo	$105,000	$99	44
1240 Prendergast Ave	0.69mi	3/1.5	1,280 (+12%)	10mo	$75,000	$59	40
11 Mount Vernon Pl	0.69mi	3/1.0	1,256 (+10%)	13mo	$70,000	$56	39
131 Catlin Ave	0.68mi	3/2.0	1,287 (+12%)	12mo	$176,000	$137	36
278 Fairmount Ave	0.71mi	2/1.5 (-1)	1,298 (+13%)	9mo	$50,000	$39	32

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: 32.3%
• Equity multiple: 2.36×
• Total profit: $22,800
• Equity at exit: $8,931

10-year hold

• IRR: 39.4%
• Equity multiple: 4.68×
• Total profit: $61,741
• 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: 4.3×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $510

Break-even live

Break-even rent $510

Max offer price $59,900

Occupancy floor 51%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	43d	1	0.52mi
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	43d	1	0.77mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	43d	1	1.26mi

Listing history 2 events

1. 2026-05-31
   remarks 699-char remark
2. 2026-05-31
   listed $59,900 Pending 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 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: $13,872
• − Mortgage interest: −$3,355
• − Property taxes: −$767
• − Insurance: −$300
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,743
• Taxable income: $5,488
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $4,805/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

2 events — show timeline

• 2026-05-31 Pending — UNYREIS
• 2026-05-31 Listed $59,900 UNYREIS

Property tax history

-1.9%/yr

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