12 West 15th · Jamestown, NY 14701

$49,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily · 158 Days on market

Built 1930 Fair condition $40/sqft · 32% below area Est $74k · 32% 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming single-family home located at 12 West 15th Street in Jamestown, NY. This well-maintained residence features 3 comfortable bedrooms and 1 full bathroom, offering a functional layout ideal for homeowners or investors alike. The home provides inviting living spaces with plenty of natural light, perfect for everyday living and entertaining. The kitchen offers ample cabinet and counter space, while the bedrooms are nicely sized for flexibility and comfort. Fenced in backyard for fun and privacy, as well as privacy shrubs in the front. Conveniently situated near local schools, parks, shopping, and dining, this property combines neighborhood charm with everyday convenience. A great opportunity to own a cozy home in a quiet Jamestown location.

Key facts

• Fenced in backyard
• Privacy shrubs
• Local schools

Tags

• FENCED IN BACKYARD
• PRIVACY SHRUBS
• LOCAL SCHOOLS
• PARKS
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $503 ($6k/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: $44k (12.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 158 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.15% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.20%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $73,792
• List price: $49,900
• Delta: -32.38%
• 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
1240 Prendergast Ave	0.26mi	3/1.5	1,280 (+3%)	10mo	$75,000	$59	73
115 Wilson Pl	0.30mi	3/1.0	1,344 (+8%)	3mo	$119,000	$89	70
616 Cherry St	0.50mi	3/1.0	1,294 (+4%)	10mo	$81,500	$63	63
504 W 8th St	0.58mi	3/2.0	1,221 (-2%)	4mo	$45,000	$37	62
14 Sumner Pl	0.38mi	3/2.0	1,127 (-10%)	1mo	$50,000	$44	62
138 Euclid Ave	0.43mi	3/1.0	1,176 (-6%)	17mo	$68,000	$58	56
174 Sturges St	0.59mi	3/1.0	1,152 (-8%)	5mo	$123,000	$107	55
120 Buffalo St	0.44mi	2/1.0 (-1)	1,344 (+8%)	13mo	$90,000	$67	51
316 W 7th St	0.56mi	3/1.5	1,374 (+10%)	7mo	$30,500	$22	49
865 Lafayette St	0.37mi	3/1.0	1,090 (-13%)	16mo	$47,500	$44	48
193 Bowen St	0.59mi	3/1.0	1,402 (+12%)	5mo	$61,500	$44	48
162 Sturges St	0.58mi	3/2.0	1,134 (-9%)	10mo	$93,500	$82	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: 40.0%
• Equity multiple: 2.72×
• Total profit: $23,966
• Equity at exit: $7,440

10-year hold

• IRR: 46.4%
• Equity multiple: 5.45×
• Total profit: $62,186
• 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: 3.9×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $503

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 48%

Sensitivity live

Price	-10% $537	-5% $520	+0% $503	+5% $486	+10% $469
Rent	-10% $418	-5% $461	+0% $503	+5% $545	+10% $588
Rate	-1.0pp $528	-0.5pp $516	base $503	+0.5pp $490	+1.0pp $477

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	45d	1	0.10mi
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	45d	1	1.20mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	45d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $49,900 Active 158 DOM
2. 2026-06-19
   days on market $49,900 Active 156 DOM
3. 2026-06-18
   days on market $49,900 Active 155 DOM
4. 2026-06-17
   days on market $49,900 Active 154 DOM
5. 2026-06-16
   days on market $49,900 Active 153 DOM
6. 2026-06-15
   days on market $49,900 Active 152 DOM
7. 2026-06-14
   days on market $49,900 Active 150 DOM
8. 2026-06-12
   days on market $49,900 Active 149 DOM
9. 2026-06-09
   days on market $49,900 Active 146 DOM
10. 2026-06-08
    days on market $49,900 Active 145 DOM
11. 2026-06-07
    days on market $49,900 Active 144 DOM
12. 2026-06-05
    days on market $49,900 Active 141 DOM
13. 2026-06-02
    days on market $49,900 Active 139 DOM
14. 2026-06-01
    days on market $49,900 Active 138 DOM
15. 2026-05-31
    days on market $49,900 Active 137 DOM
16. 2026-05-30
    days on market $49,900 Active 136 DOM
17. 2026-01-14
    listed $49,900 Active 770-char remark

    Show marketing remark (770 chars)

    Welcome to this charming single-family home located at 12 West 15th Street in Jamestown, NY. This well-maintained residence features 3 comfortable bedrooms and 1 full bathroom, offering a functional layout ideal for homeowners or investors alike. The home provides inviting living spaces with plenty of natural light, perfect for everyday living and entertaining. The kitchen offers ample cabinet and counter space, while the bedrooms are nicely sized for flexibility and comfort. Fenced in backyard for fun and privacy, as well as privacy shrubs in the front. Conveniently situated near local schools, parks, shopping, and dining, this property combines neighborhood charm with everyday convenience. A great opportunity to own a cozy home in a quiet Jamestown location.

ⓘ 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: $12,879
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$1,452
• Taxable income: $5,573
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $4,698/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, focusing on exterior repairs and landscaping to enhance its curb appeal and value.

Repairs flagged

• Major Exterior siding — Significant wear and possible damage
• Minor Front yard landscaping — Needs trimming and possibly reseeding

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Landscaping and shrubbery — Improves front yard appearance and value
• Both Inspect and repair exterior siding — Fixes major issue and improves home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and possible damage	Major	$15,000–50,000
Front yard landscaping · Needs trimming and possibly reseeding	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Landscaping and shrubbery — Improves front yard appearance and value ↑
• Both Inspect and repair exterior siding — Fixes major issue and improves home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-01-14 Listed $49,900 UNYREIS