21 Price St · Jamestown, NY 14701

$25,000

3 bd · 1.0 ba · 1,896 sqft · SingleFamily public records · 122 Days on market

Built 1907 5,400 sqft lot $13/sqft · 63% below area ↓ 44% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Three bedroom 1 bath Colonial home, waiting for an owner to renovate and bring back its glory. Enter through the back porch area, and into the gutted Country style kitchen with a small breakfast nook or first floor half bath. The kitchen is gutted to the studs. There is hardwood flooring throughout. The formal dining is off the kitchen area and is also next to the large living room. The stairwell is stately and takes you to the second floor with three bedrooms, a full bath, and access to the walk up attic, which has bonus rooms that could be finished off. There is minimal electric and no plumbing, although some new lines have been installed, they are not connected. All the old electrical wiring has been removed. Home has a newer metal roof approximately 15 years old. There is a one car garage. The home needs some love but would make a wonderful home if finished properly. This home is being sold AS IS WHERE IS. It is currently condemned due to no heat, plumbing or electricity. All utilities will need to be inspected before occupancy.

Key facts

• Hardwood flooring
• Formal dining
• Large living room

Tags

• BACK PORCH AREA
• GUTTED COUNTRY STYLE KITCHEN
• SMALL BREAKFAST NOOK
• HARDWOOD FLOORING
• FORMAL DINING
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 48.6% vs local median 16.6% in Jamestown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $18k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $25k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 5.33% ✓
• Cap rate: 48.56%
• Cash-on-cash: 150.97%
• DSCR: 7.72
• GRM: 1.6

CMA / ARV

• ARV (median comp): $67,308
• List price: $25,000
• Delta: -62.86%
• 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
213 Van Buren St	0.27mi	3/1.5	1,883 (-1%)	12mo	$155,000	$82	74
71 Newton Ave	0.29mi	3/2.5	1,916 (+1%)	7mo	$158,900	$83	73
44 Spruce St	0.40mi	3/2.5	1,902 (+0%)	5mo	$149,000	$78	71
346 Crossman St	0.33mi	4/1.5 (+1)	1,894 (-0%)	10mo	$22,000	$12	69
830 Prendergast Ave	0.23mi	4/2.0 (+1)	1,792 (-6%)	12mo	$42,000	$23	62
104 Falconer St	0.47mi	3/1.0	1,672 (-12%)	1mo	$35,000	$21	58
820 Lafayette St	0.45mi	3/1.5	1,705 (-10%)	3mo	$18,200	$11	57
704 Jefferson St	0.56mi	3/1.0	1,643 (-13%)	1mo	$83,000	$51	51
610 E 8th St	0.42mi	4/2.0 (+1)	1,781 (-6%)	13mo	$90,000	$51	50
15 Euclid Ave	0.24mi	4/2.0 (+1)	1,652 (-13%)	11mo	$139,900	$85	49
93 Falconer St	0.43mi	4/1.5 (+1)	2,180 (+15%)	1mo	$54,000	$25	47
137 Weeks St	0.66mi	3/2.0	1,769 (-7%)	10mo	$150,000	$85	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: —
• Equity multiple: 8.44×
• Total profit: $52,058
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 17.81×
• Total profit: $117,636
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $881

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 29%

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: $6,250
• Closing costs: $750
• 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	43d	1	1.36mi

Listing history 28 events

1. 2026-06-19
   days on market $25,000 Active 122 DOM
2. 2026-06-18
   days on market $25,000 Active 121 DOM
3. 2026-06-17
   days on market $25,000 Active 120 DOM
4. 2026-06-16
   days on market $25,000 Active 119 DOM
5. 2026-06-15
   days on market $25,000 Active 118 DOM
6. 2026-06-14
   days on market $25,000 Active 116 DOM
7. 2026-06-12
   days on market $25,000 Active 115 DOM
8. 2026-06-09
   days on market $25,000 Active 112 DOM
9. 2026-06-08
   days on market $25,000 Active 111 DOM
10. 2026-06-07
    days on market $25,000 Active 110 DOM
11. 2026-06-05
    days on market $25,000 Active 107 DOM
12. 2026-06-02
    days on market $25,000 Active 105 DOM
13. 2026-06-01
    days on market $25,000 Active 104 DOM
14. 2026-05-31
    days on market $25,000 Active 103 DOM
15. 2026-05-30
    days on market $25,000 Active 102 DOM
16. 2026-05-14
    price $25,000 1048-char remark

    Show marketing remark (1048 chars)

    Three bedroom 1 bath Colonial home, waiting for an owner to renovate and bring back its glory. Enter through the back porch area, and into the gutted Country style kitchen with a small breakfast nook or first floor half bath. The kitchen is gutted to the studs. There is hardwood flooring throughout. The formal dining is off the kitchen area and is also next to the large living room. The stairwell is stately and takes you to the second floor with three bedrooms, a full bath, and access to the walk up attic, which has bonus rooms that could be finished off. There is minimal electric and no plumbing, although some new lines have been installed, they are not connected. All the old electrical wiring has been removed. Home has a newer metal roof approximately 15 years old. There is a one car garage. The home needs some love but would make a wonderful home if finished properly. This home is being sold AS IS WHERE IS. It is currently condemned due to no heat, plumbing or electricity. All utilities will need to be inspected before occupancy.

17. 2026-05-12
    price $33,000 1048-char remark

    Show marketing remark (1048 chars)

    Three bedroom 1 bath Colonial home, waiting for an owner to renovate and bring back its glory. Enter through the back porch area, and into the gutted Country style kitchen with a small breakfast nook or first floor half bath. The kitchen is gutted to the studs. There is hardwood flooring throughout. The formal dining is off the kitchen area and is also next to the large living room. The stairwell is stately and takes you to the second floor with three bedrooms, a full bath, and access to the walk up attic, which has bonus rooms that could be finished off. There is minimal electric and no plumbing, although some new lines have been installed, they are not connected. All the old electrical wiring has been removed. Home has a newer metal roof approximately 15 years old. There is a one car garage. The home needs some love but would make a wonderful home if finished properly. This home is being sold AS IS WHERE IS. It is currently condemned due to no heat, plumbing or electricity. All utilities will need to be inspected before occupancy.

18. 2026-04-23
    price $34,000 1048-char remark

    Show marketing remark (1048 chars)

    Three bedroom 1 bath Colonial home, waiting for an owner to renovate and bring back its glory. Enter through the back porch area, and into the gutted Country style kitchen with a small breakfast nook or first floor half bath. The kitchen is gutted to the studs. There is hardwood flooring throughout. The formal dining is off the kitchen area and is also next to the large living room. The stairwell is stately and takes you to the second floor with three bedrooms, a full bath, and access to the walk up attic, which has bonus rooms that could be finished off. There is minimal electric and no plumbing, although some new lines have been installed, they are not connected. All the old electrical wiring has been removed. Home has a newer metal roof approximately 15 years old. There is a one car garage. The home needs some love but would make a wonderful home if finished properly. This home is being sold AS IS WHERE IS. It is currently condemned due to no heat, plumbing or electricity. All utilities will need to be inspected before occupancy.

19. 2026-03-13
    price $35,000 1048-char remark

    Show marketing remark (1048 chars)

    Three bedroom 1 bath Colonial home, waiting for an owner to renovate and bring back its glory. Enter through the back porch area, and into the gutted Country style kitchen with a small breakfast nook or first floor half bath. The kitchen is gutted to the studs. There is hardwood flooring throughout. The formal dining is off the kitchen area and is also next to the large living room. The stairwell is stately and takes you to the second floor with three bedrooms, a full bath, and access to the walk up attic, which has bonus rooms that could be finished off. There is minimal electric and no plumbing, although some new lines have been installed, they are not connected. All the old electrical wiring has been removed. Home has a newer metal roof approximately 15 years old. There is a one car garage. The home needs some love but would make a wonderful home if finished properly. This home is being sold AS IS WHERE IS. It is currently condemned due to no heat, plumbing or electricity. All utilities will need to be inspected before occupancy.

20. 2026-02-17
    listed $42,500 Active 1048-char remark

    Show marketing remark (1048 chars)

    Three bedroom 1 bath Colonial home, waiting for an owner to renovate and bring back its glory. Enter through the back porch area, and into the gutted Country style kitchen with a small breakfast nook or first floor half bath. The kitchen is gutted to the studs. There is hardwood flooring throughout. The formal dining is off the kitchen area and is also next to the large living room. The stairwell is stately and takes you to the second floor with three bedrooms, a full bath, and access to the walk up attic, which has bonus rooms that could be finished off. There is minimal electric and no plumbing, although some new lines have been installed, they are not connected. All the old electrical wiring has been removed. Home has a newer metal roof approximately 15 years old. There is a one car garage. The home needs some love but would make a wonderful home if finished properly. This home is being sold AS IS WHERE IS. It is currently condemned due to no heat, plumbing or electricity. All utilities will need to be inspected before occupancy.

21. 2018-02-27
    soldstatus $3,000 Closed Sale or Rented 58-char remark

    Show marketing remark (58 chars)

    Sold As-is. No search or survey provided. Tenant occupied.

22. 2018-01-18
    status Under Contract- Do Not Show 58-char remark

    Show marketing remark (58 chars)

    Sold As-is. No search or survey provided. Tenant occupied.

23. 2018-01-17
    listed $9,900 Active 58-char remark

    Show marketing remark (58 chars)

    Sold As-is. No search or survey provided. Tenant occupied.

24. 2014-09-29
    soldstatus $36,000
25. 2014-08-05
    listed $42,000
26. 2007-04-04
    listed $45,000
27. 2004-06-16
    soldstatus $41,200
28. 2002-07-28
    listed $44,500

ⓘ 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 FEMA zone X · 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: $16,001
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$727
• Taxable income: $10,813
• Est. tax owed @ 24.0%: −$2,595
• After-tax cash flow: $7,973/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

-43.8% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $25,000 UNYREIS
• 2026-05-12 Price Changed $33,000 UNYREIS
• 2026-04-23 Price Changed $34,000 UNYREIS
• 2026-03-13 Price Changed $35,000 UNYREIS
• 2026-02-17 Listed $42,500 UNYREIS
• 2018-02-27 Sold (MLS) $3,000 UNYREIS
• 2018-01-18 Pending — UNYREIS
• 2018-01-17 Listed $9,900 UNYREIS
• 2014-09-29 Sold (MLS) $36,000 UNYREIS
• 2014-08-05 Listed $42,000 UNYREIS
• 2007-04-04 Listed $45,000 UNYREIS
• 2004-06-16 Sold (Public Records) $41,200 Public Records
• 2002-07-28 Listed $44,500 UNYREIS

Property tax history

-7.3%/yr

Latest (2025): $1,727 · +4.8% YoY. Source: county tax records.