128 Howard St · Jamestown, NY 14701

$49,900

2 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 27 Days on market

Built 1952 10,050 sqft lot $36/sqft · 58% 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

Investment opportunity on Howard Street in Jamestown. With over 1,400 square feet, this property is ideal for investors or buyers seeking a renovation project with strong upside potential. Some existing violations are currently being remediated by the owner. The home features hardwood floors ready to be refinished and a layout that offers excellent value-add potential. With the right vision, this property could generate solid returns or make a strong long-term rental investment or single family home. The property is being sold as-is and currently has known violations. Due to the condition, exterior showings only at this time. Interior access may be granted upon request for serious buyers with proof of funds.

Key facts

• Hardwood floors
• 0.23 acre lot
• Garage

Tags

• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $589 ($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: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 16.8% in Jamestown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 315 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).

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 27 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 2.37% ✓
• Cap rate: 20.46%
• Cash-on-cash: 50.61%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $119,830
• List price: $49,900
• Delta: -58.36%
• 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
128 Howard St	0.00mi	2/1.0	1,404 (0%)	1mo	$38,000	$27	99
392 Broadhead Ave	0.12mi	3/1.5 (+1)	1,552 (+10%)	7mo	$125,000	$81	64
307 Newland Ave	0.45mi	3/1.0 (+1)	1,334 (-5%)	3mo	$50,000	$37	63
101 E Virginia Blvd	0.53mi	3/1.5 (+1)	1,412 (+1%)	6mo	$191,250	$135	62
117 Camp St	0.60mi	3/1.5 (+1)	1,392 (-1%)	2mo	$115,000	$83	62
60 W Virginia Blvd	0.44mi	3/1.5 (+1)	1,469 (+5%)	4mo	$145,000	$99	62
22 Linwood Ave	0.43mi	3/2.0 (+1)	1,337 (-5%)	3mo	$90,000	$67	61
298 Broadhead Ave	0.21mi	3/1.0 (+1)	1,588 (+13%)	8mo	$132,000	$83	57
11 Superior St	0.37mi	2/2.0	1,269 (-10%)	9mo	$109,900	$87	55
306 Charles St	0.65mi	3/1.0 (+1)	1,320 (-6%)	5mo	$75,000	$57	50
11 Myers Ave	0.70mi	2/1.0	1,317 (-6%)	9mo	$45,000	$34	50
9 Myers Ave	0.70mi	3/1.0 (+1)	1,290 (-8%)	3mo	$35,000	$27	46

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: 48.4%
• Equity multiple: 3.11×
• Total profit: $29,462
• Equity at exit: $7,440

10-year hold

• IRR: 54.0%
• Equity multiple: 6.30×
• Total profit: $74,053
• 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: 315
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $589

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 45%

Sensitivity live

Price	-10% $624	-5% $606	+0% $589	+5% $572	+10% $555
Rent	-10% $496	-5% $543	+0% $589	+5% $636	+10% $683
Rate	-1.0pp $614	-0.5pp $602	base $589	+0.5pp $576	+1.0pp $563

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
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	45d	1	0.57mi

Listing history 2 events

1. 2026-05-13
   status Pending 717-char remark

   Show marketing remark (717 chars)

   Investment opportunity on Howard Street in Jamestown. With over 1,400 square feet, this property is ideal for investors or buyers seeking a renovation project with strong upside potential. Some existing violations are currently being remediated by the owner. The home features hardwood floors ready to be refinished and a layout that offers excellent value-add potential. With the right vision, this property could generate solid returns or make a strong long-term rental investment or single family home. The property is being sold as-is and currently has known violations. Due to the condition, exterior showings only at this time. Interior access may be granted upon request for serious buyers with proof of funds.

2. 2026-04-12
   listed $49,900 Active 717-char remark

   Show marketing remark (717 chars)

   Investment opportunity on Howard Street in Jamestown. With over 1,400 square feet, this property is ideal for investors or buyers seeking a renovation project with strong upside potential. Some existing violations are currently being remediated by the owner. The home features hardwood floors ready to be refinished and a layout that offers excellent value-add potential. With the right vision, this property could generate solid returns or make a strong long-term rental investment or single family home. The property is being sold as-is and currently has known violations. Due to the condition, exterior showings only at this time. Interior access may be granted upon request for serious buyers with proof of funds.

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 16 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: $14,189
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,452
• Taxable income: $6,674
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $5,469/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

• 2026-05-13 Pending — WNYREIS
• 2026-04-12 Listed $49,900 WNYREIS

Property tax history

-2.7%/yr

Latest (2025): $2,644 · -4.6% YoY. Source: county tax records.