11 1/2 Bowen St · Jamestown, NY 14701

$50,000

3 bd · 1.0 ba · 1,005 sqft · SingleFamily · 50 Days on market

Built 1900 Fair condition 1,296 sqft lot $50/sqft · 39% below area Est $81k · 39% 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 +15.0/15.0
• 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 +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming small home with great potential! This cozy property features a convenient first-floor bedroom, perfect for easy living or guest space. With three bedrooms in total, there’s plenty of room. The house does need some work, making it an excellent opportunity for buyers looking to add their personal touch or invest in a project. Whether you're a first-time buyer or an investor, this home offers solid value and the chance to create something special.

Key facts

• 1,296 sq ft lot
• Built 1900
• Listed 49 days

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story property; Resale condition; Vinyl siding
• Construction: Block foundation; Vinyl siding construction; Existing (built previously)
• Exterior features: Irregular residential lot; City street frontage; Lot dimensions approximately 12 x 108

Interior

• Kitchen: Appliances negotiable; Electric water heater
• Bedrooms: 1 main-level bedroom
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Heating present
• Interior features: Eat-in kitchen; Bedroom on main level; Has basement with dirt floor, exterior entry, partial finish, and walk-up access
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $543 ($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: $48k (3.0% 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: 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 $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — 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 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: 2.25% ✓
• Cap rate: 19.33%
• Cash-on-cash: 46.57%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (median comp): $81,313
• List price: $50,000
• Delta: -38.51%
• 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
617 Spring St	0.53mi	2/1.0 (-1)	1,054 (+5%)	3mo	$15,000	$14	60
11 Lexington Pl	0.60mi	2/1.0 (-1)	1,008 (+0%)	8mo	$27,000	$27	59
654 Barrows St	0.38mi	2/1.0 (-1)	1,081 (+8%)	7mo	$43,000	$40	59
14 Sumner Pl	0.42mi	3/2.0	1,127 (+12%)	1mo	$50,000	$44	56
324 Weeks St	0.65mi	2/1.0 (-1)	1,027 (+2%)	10mo	$109,000	$106	52
147 Sturges St	0.53mi	2/1.0 (-1)	935 (-7%)	8mo	$120,000	$128	52
320 Haywood St	0.56mi	3/1.0	920 (-8%)	10mo	$59,900	$65	52
174 Sturges St	0.59mi	3/1.0	1,152 (+15%)	5mo	$123,000	$107	44
162 Sturges St	0.56mi	3/2.0	1,134 (+13%)	10mo	$93,500	$82	40
115 Hedges Ave	0.43mi	3/1.5	1,118 (+11%)	23mo	$77,000	$69	40
213 Weeks St	0.51mi	2/1.0 (-1)	864 (-14%)	19mo	$92,220	$107	32
129 King St	0.62mi	2/1.0 (-1)	1,151 (+14%)	18mo	$29,900	$26	26

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: 43.9%
• Equity multiple: 2.89×
• Total profit: $26,515
• Equity at exit: $7,455

10-year hold

• IRR: 49.9%
• Equity multiple: 5.84×
• Total profit: $67,712
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $543

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $578	-5% $561	+0% $543	+5% $526	+10% $509
Rent	-10% $454	-5% $499	+0% $543	+5% $588	+10% $632
Rate	-1.0pp $568	-0.5pp $556	base $543	+0.5pp $530	+1.0pp $517

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	44d	1	0.65mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	44d	1	0.92mi

Listing history 16 events

1. 2026-06-19
   days on market $50,000 Active 50 DOM
2. 2026-06-18
   days on market $50,000 Active 49 DOM
3. 2026-06-17
   days on market $50,000 Active 48 DOM
4. 2026-06-16
   days on market $50,000 Active 47 DOM
5. 2026-06-15
   days on market $50,000 Active 46 DOM
6. 2026-06-14
   days on market $50,000 Active 44 DOM
7. 2026-06-12
   days on market $50,000 Active 43 DOM
8. 2026-06-09
   days on market $50,000 Active 40 DOM
9. 2026-06-08
   days on market $50,000 Active 39 DOM
10. 2026-06-07
    days on market $50,000 Active 38 DOM
11. 2026-06-05
    days on market $50,000 Active 35 DOM
12. 2026-06-02
    days on market $50,000 Active 33 DOM
13. 2026-06-01
    days on market $50,000 Active 32 DOM
14. 2026-05-31
    days on market $50,000 Active 31 DOM
15. 2026-05-30
    days on market $50,000 Active 30 DOM
16. 2026-04-29
    listed $50,000 Active 463-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,501
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$1,455
• Taxable income: $6,085
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $5,059/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

This charming small home with great potential requires moderate renovations, including roof and exterior repairs, to become move-in ready.

Repairs flagged

• Major roof — Exposed roof structure
• Major exterior siding — Weathered and damaged
• Major foundation — No visible foundation

Value-add opportunities

• Both Landscaping and curb appeal — Improves curb appeal and resale value
• Both Roof repair — Essential for structural integrity and safety
• Both Exterior siding repair — Enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roof structure	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
foundation · No visible foundation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improves curb appeal and resale value ↑
• Both Roof repair — Essential for structural integrity and safety ↑
• Both Exterior siding repair — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-29 Listed $50,000 UNYREIS