86 Eagle St · Jamestown, NY 14701

$64,500

4 bd · 1.0 ba · 1,704 sqft · SingleFamily public records · 46 Days on market

Built 1870 8,000 sqft lot $38/sqft · 35% below area Est $100k · 35% 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CURRENTLY RENTED. .. TENANT WOULD LIKE TO STAY IF THIS IS PURCHASED AS AN INVESTMENT PROPERTY. Current rent is $560 +. Bedroom downstairs could be used as a den or office, etc. House is wrapped in vinyl siding for low maintenance. Interior could use some cosmetic (painting, paper etc. ) updating. There is a deep yard and a covered front porch.

Key facts

• 8,000 sq ft lot
• Built 1870
• Listed 46 days

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Resale property; Metal roof; Vinyl siding
• Construction: Block foundation; Existing construction
• Exterior features: Irregular residential lot; Road frontage on a city street; Lot dimensions roughly 100 x 80

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Has heating
• Interior features: Separate formal dining room; Separate formal living room; Partial basement
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $64,500 price doesn't fit this home's estimated sale value (~$99,602) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (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: 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).
• This rent runs 34% 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 $446 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $19k; list at $64k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,565 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.18% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.75%
• DSCR: 3.04
• GRM: 3.8

CMA / ARV

• ARV (median comp): $99,602
• List price: $64,500
• Delta: -35.24%
• 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
14 Harris Ave	0.24mi	4/1.0	1,644 (-4%)	0mo	$160,000	$97	82
5 Kinney St	0.36mi	3/1.0 (-1)	1,688 (-1%)	6mo	$84,500	$50	72
444 Allen St	0.51mi	4/1.0	1,712 (+0%)	15mo	$9,000	$5	63
700 Buffalo St	0.54mi	3/1.5 (-1)	1,745 (+2%)	12mo	$320,000	$183	54
899 E 2nd St	0.52mi	3/1.5 (-1)	1,802 (+6%)	6mo	$43,000	$24	54
11 Bowen St	0.63mi	5/1.0 (+1)	1,825 (+7%)	4mo	$30,000	$16	51
129 Willow Ave	0.48mi	3/1.0 (-1)	1,552 (-9%)	11mo	$135,000	$87	48
40 Bowen St	0.68mi	3/1.0 (-1)	1,548 (-9%)	0mo	$72,500	$47	48
122 Weeks St	0.65mi	3/2.0 (-1)	1,556 (-9%)	2mo	$131,000	$84	44
137 Weeks St	0.72mi	3/2.0 (-1)	1,769 (+4%)	10mo	$150,000	$85	43
154 Falconer St	0.66mi	3/1.0 (-1)	1,534 (-10%)	8mo	$55,000	$36	40
40 Peach St	0.69mi	3/1.5 (-1)	1,526 (-10%)	16mo	$14,000	$9	30

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: 42.9%
• Equity multiple: 2.85×
• Total profit: $33,407
• Equity at exit: $9,617

10-year hold

• IRR: 49.0%
• Equity multiple: 5.74×
• Total profit: $85,580
• Equity at exit: $5,577

Cash invested: $18,060 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $689

Break-even live

Break-even rent $532

Max offer price $64,500

Occupancy floor 46%

Sensitivity live

Price	-10% $725	-5% $707	+0% $689	+5% $670	+10% $652
Rent	-10% $578	-5% $633	+0% $689	+5% $744	+10% $799
Rate	-1.0pp $721	-0.5pp $705	base $689	+0.5pp $672	+1.0pp $655

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: $16,125
• Closing costs: $1,935
• 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	44d	1	1.14mi

Listing history 20 events

1. 2026-06-21
   days on market $64,500 Active 46 DOM
2. 2026-06-19
   days on market $64,500 Active 44 DOM
3. 2026-06-18
   days on market $64,500 Active 43 DOM
4. 2026-06-17
   days on market $64,500 Active 42 DOM
5. 2026-06-16
   days on market $64,500 Active 41 DOM
6. 2026-06-15
   days on market $64,500 Active 40 DOM
7. 2026-06-14
   days on market $64,500 Active 38 DOM
8. 2026-06-12
   days on market $64,500 Active 37 DOM
9. 2026-06-09
   days on market $64,500 Active 34 DOM
10. 2026-06-08
    days on market $64,500 Active 33 DOM
11. 2026-06-07
    days on market $64,500 Active 32 DOM
12. 2026-06-05
    days on market $64,500 Active 29 DOM
13. 2026-06-02
    days on market $64,500 Active 27 DOM
14. 2026-06-01
    days on market $64,500 Active 26 DOM
15. 2026-05-31
    days on market $64,500 Active 25 DOM
16. 2026-05-30
    days on market $64,500 Active 24 DOM
17. 2026-05-06
    listed $64,500 Active 164-char remark
18. 2006-10-18
    soldstatus $19,000 345-char remark

    Show marketing remark (345 chars)

    CURRENTLY RENTED. .. TENANT WOULD LIKE TO STAY IF THIS IS PURCHASED AS AN INVESTMENT PROPERTY. Current rent is $560 +. Bedroom downstairs could be used as a den or office, etc. House is wrapped in vinyl siding for low maintenance. Interior could use some cosmetic (painting, paper etc. ) updating. There is a deep yard and a covered front porch.

19. 2006-07-17
    listed $19,750 345-char remark

    Show marketing remark (345 chars)

    CURRENTLY RENTED. .. TENANT WOULD LIKE TO STAY IF THIS IS PURCHASED AS AN INVESTMENT PROPERTY. Current rent is $560 +. Bedroom downstairs could be used as a den or office, etc. House is wrapped in vinyl siding for low maintenance. Interior could use some cosmetic (painting, paper etc. ) updating. There is a deep yard and a covered front porch.

20. 1990-09-21
    soldstatus $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: $658 · $55/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$216/yr (+$18/mo · 32.8%)

ⓘ 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 2/10 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: $16,838
• − Mortgage interest: −$3,613
• − Property taxes: −$658
• − Insurance: −$322
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$1,876
• Taxable income: $7,674
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $6,421/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

+123.2% since first listed

4 events — show timeline

• 2026-05-06 Listed $64,500 UNYREIS
• 2006-10-18 Sold (MLS) $19,000 UNYREIS
• 2006-07-17 Listed $19,750 UNYREIS
• 1990-09-21 Sold (Public Records) $28,900 Public Records

Property tax history

-4.2%/yr

Latest (2025): $658 · +4.8% YoY. Source: county tax records.