37 Sturges St · Jamestown, NY 14701

$49,900

4 bd · 2.0 ba · 2,136 sqft · MultiFamily public records · 61 Days on market

Built 1906 6,475 sqft lot $23/sqft · 63% below area ↓ 17% since listing

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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

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

Two-unit multi-family dwelling in the city. Set on a side street, this property is walking distance from the park and the schools. Unit 1 has one bedroom, a living room, a dining room, a kitchen and a bathroom. Unit 2 has two bedrooms, a living room, a kitchen and a bathroom. Both units have laundry hook-ups. The home has a full basement and a full attic with stair access.

Key facts

• Full basement
• Laundry hook-ups
• Full attic

Tags

• WALKING DISTANCE FROM PARK
• WALKING DISTANCE FROM SCHOOLS
• LAUNDRY HOOK-UPS
• FULL BASEMENT
• FULL ATTIC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $980 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.9% 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 43% 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 $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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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 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: 3.61% ✓
• Cap rate: 29.87%
• Cash-on-cash: 84.20%
• DSCR: 4.75
• GRM: 2.3

CMA / ARV

• ARV (median comp): $133,823
• List price: $49,900
• Delta: -62.71%
• 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
161 Thayer St	0.17mi	4/2.0	2,133 (-0%)	7mo	$100,000	$47	86
245 Fulton St	0.36mi	4/2.0	2,118 (-1%)	2mo	$47,000	$22	81
16 Bowen St	0.21mi	4/2.0	2,250 (+5%)	3mo	$50,000	$22	79
230 Price St	0.18mi	5/2.0 (+1)	2,118 (-1%)	9mo	$63,500	$30	78
532 Lakeview Ave	0.28mi	4/2.0	2,332 (+9%)	7mo	$65,500	$28	66
211 E 8th St	0.43mi	4/2.0	2,280 (+7%)	4mo	$24,000	$11	65
7 Lincoln St	0.42mi	5/2.0 (+1)	2,090 (-2%)	10mo	$32,000	$15	64
31 Falconer St	0.21mi	4/2.0	1,860 (-13%)	8mo	$109,000	$59	62
115 Fulton St	0.45mi	4/2.0	2,380 (+11%)	4mo	$30,000	$13	57
7 Valley St	0.66mi	4/2.0	2,054 (-4%)	10mo	$67,000	$33	54
1007 N Main St	0.51mi	4/2.0	2,355 (+10%)	8mo	$35,000	$15	52
14 Hedges Ave	0.71mi	4/2.0	2,000 (-6%)	15mo	$58,000	$29	44

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: 84.6%
• Equity multiple: 4.90×
• Total profit: $54,445
• Equity at exit: $7,440

10-year hold

• IRR: 87.9%
• Equity multiple: 10.17×
• Total profit: $128,170
• 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: 313
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $980

Break-even live

Break-even rent $560

Max offer price $49,900

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$832
1× unit	2	1	$969
Total (2 units)			$1,801

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 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	1.20mi

Listing history 5 events

1. 2026-05-17
   historical Active Under Contract 375-char remark

   Show marketing remark (375 chars)

   Two-unit multi-family dwelling in the city. Set on a side street, this property is walking distance from the park and the schools. Unit 1 has one bedroom, a living room, a dining room, a kitchen and a bathroom. Unit 2 has two bedrooms, a living room, a kitchen and a bathroom. Both units have laundry hook-ups. The home has a full basement and a full attic with stair access.

2. 2026-05-15
   status Active 375-char remark

   Show marketing remark (375 chars)

   Two-unit multi-family dwelling in the city. Set on a side street, this property is walking distance from the park and the schools. Unit 1 has one bedroom, a living room, a dining room, a kitchen and a bathroom. Unit 2 has two bedrooms, a living room, a kitchen and a bathroom. Both units have laundry hook-ups. The home has a full basement and a full attic with stair access.

3. 2026-05-10
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Two-unit multi-family dwelling in the city. Set on a side street, this property is walking distance from the park and the schools. Unit 1 has one bedroom, a living room, a dining room, a kitchen and a bathroom. Unit 2 has two bedrooms, a living room, a kitchen and a bathroom. Both units have laundry hook-ups. The home has a full basement and a full attic with stair access.

4. 2026-04-25
   price $49,900 375-char remark

   Show marketing remark (375 chars)

   Two-unit multi-family dwelling in the city. Set on a side street, this property is walking distance from the park and the schools. Unit 1 has one bedroom, a living room, a dining room, a kitchen and a bathroom. Unit 2 has two bedrooms, a living room, a kitchen and a bathroom. Both units have laundry hook-ups. The home has a full basement and a full attic with stair access.

5. 2026-03-17
   listed $59,900 Active 375-char remark

   Show marketing remark (375 chars)

   Two-unit multi-family dwelling in the city. Set on a side street, this property is walking distance from the park and the schools. Unit 1 has one bedroom, a living room, a dining room, a kitchen and a bathroom. Unit 2 has two bedrooms, a living room, a kitchen and a bathroom. Both units have laundry hook-ups. The home has a full basement and a full attic with stair access.

ⓘ 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: $21,612
• − Mortgage interest: −$2,795
• − Property taxes: −$1,919
• − Insurance: −$250
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$1,452
• Taxable income: $11,739
• Est. tax owed @ 24.0%: −$2,817
• After-tax cash flow: $8,948/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

-16.7% since first listed

5 events — show timeline

• 2026-05-17 Contingent — UNYREIS
• 2026-05-15 Relisted — UNYREIS
• 2026-05-10 Pending — UNYREIS
• 2026-04-25 Price Changed $49,900 UNYREIS
• 2026-03-17 Listed $59,900 UNYREIS

Property tax history

-4.2%/yr

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