9 Beech St · Jamestown, NY 14701

$99,900

4 bd · 2.0 ba · 3,216 sqft · MultiFamily public records · 50 Days on market

Built 1912 5,400 sqft lot Est $125k · 20% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Looking for a great 2 family investment, then look no further. This 3200 square foot house is split into an upper and lower unit that both have the same layout. Each unit is 3 bedroom's and one bath. They also have a large living room and dining room. The utilities are separate for both units and they each have a laundry room. The upper is heated with electric baseboard and the lower has a forced air furnace.

Key facts

• Front and back porch
• Double lot
• Storage shed

Tags

• DOUBLE LOT
• 2 CAR GARAGE
• STORAGE SHED
• HARDWOOD FLOORS
• NEWER WINDOWS
• FRONT AND BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 16.6% 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: 313 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $2,639/mo this rent would consume 64% of the median local household income ($50k/yr) (locally 1838% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k 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 ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $52k; list at $100k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (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. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.64% ✓
• Cap rate: 21.28%
• Cash-on-cash: 53.52%
• DSCR: 3.38
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $125,424
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
379 Foote Ave	0.23mi	5/2.5 (+1)	2,886 (-10%)	9mo	$104,000	$36	58
110 Kidder St	0.43mi	5/4.0 (+1)	3,331 (+4%)	12mo	$155,000	$47	51
139 Park St	0.64mi	3/2.0 (-1)	2,820 (-12%)	1mo	$95,000	$34	44
254 Forest Ave	0.71mi	4/3.0	3,080 (-4%)	16mo	$101,000	$33	42
132 Prospect St	0.49mi	5/— (+1)	2,790 (-13%)	18mo	$128,000	$46	35
515 Newland Ave	0.62mi	5/3.5 (+1)	2,772 (-14%)	7mo	$170,000	$61	31
31 Fairfield Ave	0.72mi	5/3.0 (+1)	3,038 (-6%)	23mo	$119,900	$39	29

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: 51.7%
• Equity multiple: 3.27×
• Total profit: $63,395
• Equity at exit: $14,895

10-year hold

• IRR: 57.0%
• Equity multiple: 6.65×
• Total profit: $158,039
• Equity at exit: $8,638

Cash invested: $27,972 (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: 313
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$272 /mo · $3,262/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $1,247

Break-even live

Break-even rent $1,060

Max offer price $99,900

Occupancy floor 48%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,638
Total (2 units)			$2,639

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-02-23
   status Pending
2. 2026-02-13
   historical Active Under Contract
3. 2026-01-12
   status Active
4. 2025-09-16
   status Pending
5. 2025-09-08
   listed $99,900 Active
6. 2019-05-28
   soldstatus $52,000 Closed Sale or Rented 412-char remark

   Show marketing remark (412 chars)

   Looking for a great 2 family investment, then look no further. This 3200 square foot house is split into an upper and lower unit that both have the same layout. Each unit is 3 bedroom's and one bath. They also have a large living room and dining room. The utilities are separate for both units and they each have a laundry room. The upper is heated with electric baseboard and the lower has a forced air furnace.

7. 2019-04-15
   status Pending Sale 412-char remark

   Show marketing remark (412 chars)

   Looking for a great 2 family investment, then look no further. This 3200 square foot house is split into an upper and lower unit that both have the same layout. Each unit is 3 bedroom's and one bath. They also have a large living room and dining room. The utilities are separate for both units and they each have a laundry room. The upper is heated with electric baseboard and the lower has a forced air furnace.

8. 2019-03-14
   historical Continue to Show- Under Contract 412-char remark

   Show marketing remark (412 chars)

   Looking for a great 2 family investment, then look no further. This 3200 square foot house is split into an upper and lower unit that both have the same layout. Each unit is 3 bedroom's and one bath. They also have a large living room and dining room. The utilities are separate for both units and they each have a laundry room. The upper is heated with electric baseboard and the lower has a forced air furnace.

9. 2018-12-07
   listed $57,500 Active 412-char remark

   Show marketing remark (412 chars)

   Looking for a great 2 family investment, then look no further. This 3200 square foot house is split into an upper and lower unit that both have the same layout. Each unit is 3 bedroom's and one bath. They also have a large living room and dining room. The utilities are separate for both units and they each have a laundry room. The upper is heated with electric baseboard and the lower has a forced air furnace.

10. 1995-08-02
    soldstatus $46,000

ⓘ 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: $3,262 · $272/mo
• Projected year-2 tax: $3,262 · $272/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 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: $31,668
• − Mortgage interest: −$5,596
• − Property taxes: −$3,262
• − Insurance: −$500
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$2,906
• Taxable income: $14,338
• Est. tax owed @ 24.0%: −$3,441
• After-tax cash flow: $11,529/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

+117.2% since first listed

10 events — show timeline

• 2026-02-23 Pending — UNYREIS
• 2026-02-13 Contingent — UNYREIS
• 2026-01-12 Relisted — UNYREIS
• 2025-09-16 Pending — UNYREIS
• 2025-09-08 Listed $99,900 UNYREIS
• 2019-05-28 Sold (MLS) $52,000 UNYREIS
• 2019-04-15 Pending — UNYREIS
• 2019-03-14 Contingent — UNYREIS
• 2018-12-07 Listed $57,500 UNYREIS
• 1995-08-02 Sold (Public Records) $46,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $3,262 · +4.8% YoY. Source: county tax records.