131 Fairview Ave · Jamestown, NY 14701

$52,000

4 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 111 Days on market

Built 1886 6,480 sqft lot $34/sqft · 65% 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

Home in nice neighborhood near restaurants and supermarket plaza. House needs some work. Great project house.

Key facts

• Supermarket plaza
• Restaurants
• 6,480 sq ft lot

Tags

• RESTAURANTS
• SUPERMARKET PLAZA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $47k (9.0% 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; 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 $360 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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 $11k; list at $52k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.69% ✓
• Cap rate: 21.35%
• Cash-on-cash: 53.77%
• DSCR: 3.39
• GRM: 3.1

CMA / ARV

• ARV (median comp): $148,543
• List price: $52,000
• Delta: -64.99%
• 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
173 Hallock St	0.39mi	3/1.5 (-1)	1,550 (+2%)	2mo	$131,000	$85	70
440 Front St	0.26mi	3/1.5 (-1)	1,616 (+6%)	1mo	$162,500	$101	70
7 Stewart Ave	0.30mi	3/1.5 (-1)	1,615 (+6%)	3mo	$150,000	$93	67
44 Meadow Ln	0.39mi	3/1.5 (-1)	1,428 (-6%)	1mo	$116,494	$82	64
9 Genesee St	0.30mi	4/2.0	1,678 (+10%)	2mo	$79,500	$47	63
32 Meadow Ln	0.37mi	4/1.5	1,347 (-12%)	2mo	$129,000	$96	60
80 Stewart Ave	0.28mi	3/1.5 (-1)	1,365 (-10%)	4mo	$97,335	$71	60
704 Jefferson St	0.49mi	3/1.0 (-1)	1,643 (+8%)	1mo	$83,000	$51	58
19 Ellis Ave	0.21mi	3/2.5 (-1)	1,728 (+13%)	3mo	$176,500	$102	54
9 Stearns Ave	0.75mi	3/1.5 (-1)	1,443 (-5%)	3mo	$13,500	$9	47
820 Lafayette St	0.59mi	3/1.5 (-1)	1,705 (+12%)	3mo	$18,200	$11	43
1389 Newland Ave	0.67mi	3/1.0 (-1)	1,328 (-13%)	4mo	$65,000	$49	39

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: 52.0%
• Equity multiple: 3.28×
• Total profit: $33,203
• Equity at exit: $7,753

10-year hold

• IRR: 57.3%
• Equity multiple: 6.68×
• Total profit: $82,738
• Equity at exit: $4,496

Cash invested: $14,560 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $652

Break-even live

Break-even rent $575

Max offer price $52,000

Occupancy floor 48%

Sensitivity live

Price	-10% $682	-5% $667	+0% $652	+5% $638	+10% $623
Rent	-10% $542	-5% $597	+0% $652	+5% $708	+10% $763
Rate	-1.0pp $679	-0.5pp $666	base $652	+0.5pp $639	+1.0pp $625

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: $13,000
• Closing costs: $1,560
• 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	1.37mi

Listing history 34 events

1. 2026-06-19
   days on market $52,000 Active 111 DOM
2. 2026-06-18
   days on market $52,000 Active 110 DOM
3. 2026-06-17
   days on market $52,000 Active 109 DOM
4. 2026-06-16
   days on market $52,000 Active 108 DOM
5. 2026-06-15
   days on market $52,000 Active 107 DOM
6. 2026-06-14
   days on market $52,000 Active 105 DOM
7. 2026-06-12
   days on market $52,000 Active 104 DOM
8. 2026-06-09
   days on market $52,000 Active 101 DOM
9. 2026-06-08
   days on market $52,000 Active 100 DOM
10. 2026-06-07
    days on market $52,000 Active 99 DOM
11. 2026-06-05
    days on market $52,000 Active 96 DOM
12. 2026-06-02
    days on market $52,000 Active 94 DOM
13. 2026-06-01
    days on market $52,000 Active 93 DOM
14. 2026-05-31
    days on market $52,000 Active 92 DOM
15. 2026-05-30
    days on market $52,000 Active 91 DOM
16. 2026-02-25
    listed $52,000 Active 109-char remark

    Show marketing remark (109 chars)

    Home in nice neighborhood near restaurants and supermarket plaza. House needs some work. Great project house.

17. 2025-06-30
    historical
18. 2025-01-03
    listed $69,900 Active
19. 2022-05-07
    historical
20. 2021-12-07
    listed $34,900 Active
21. 2020-12-01
    historical
22. 2020-10-29
    listed $27,500 Active
23. 2020-07-20
    historical
24. 2020-04-20
    price $27,500
25. 2020-01-20
    listed $30,000 Active
26. 2017-01-20
    listed $39,900
27. 2013-04-19
    soldstatus $10,555
28. 2009-01-22
    soldstatus $26,000
29. 2003-11-25
    listed $35,000
30. 2002-01-08
    soldstatus $10,000
31. 2002-01-04
    soldstatus $10,000
32. 2001-12-05
    listed $14,900
33. 2001-07-11
    soldstatus $17,000
34. 1998-04-01
    soldstatus $29,800

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $1,919 · $160/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 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: $16,810
• − Mortgage interest: −$2,913
• − Property taxes: −$1,919
• − Insurance: −$260
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$1,513
• Taxable income: $7,516
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $6,025/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

+74.5% since first listed

19 events — show timeline

• 2026-02-25 Listed $52,000 UNYREIS
• 2025-06-30 Listing Removed — UNYREIS
• 2025-01-03 Listed $69,900 UNYREIS
• 2022-05-07 Listing Removed — UNYREIS
• 2021-12-07 Listed $34,900 UNYREIS
• 2020-12-01 Listing Removed — UNYREIS
• 2020-10-29 Listed $27,500 UNYREIS
• 2020-07-20 Listing Removed — UNYREIS
• 2020-04-20 Price Changed $27,500 UNYREIS
• 2020-01-20 Listed $30,000 UNYREIS
• 2017-01-20 Listed $39,900 UNYREIS
• 2013-04-19 Sold (Public Records) $10,555 Public Records
• 2009-01-22 Sold (Public Records) $26,000 Public Records
• 2003-11-25 Listed $35,000 UNYREIS
• 2002-01-08 Sold (MLS) $10,000 UNYREIS
• 2002-01-04 Sold (Public Records) $10,000 Public Records
• 2001-12-05 Listed $14,900 UNYREIS
• 2001-07-11 Sold (Public Records) $17,000 Public Records
• 1998-04-01 Sold (Public Records) $29,800 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,919 · +4.8% YoY. Source: county tax records.