71 Allen St · Jamestown, NY 14701

$15,000

5 bd · 4.0 ba · 1,904 sqft · MultiFamily public records · 7 Days on market

Built 1930 2,926 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity on this 4 Unit with a rent roll of $2,400.00 These units generate over $28,000 in gross annual revenue! The property features the following units: 1st floor unit - 2 bedroom 1 bath . 2nd floor - 2 bedroom 1 bath unit. 3rd floor - 1 bedroom 1 bath unit. 3rd floor front- Efficiency apartment. The 3rd floor has access to a shared balcony. Updates in past year on 2 of the units include some vinyl plank flooring, fresh paint, tub surround, new ceiling tiles. Basement unit was also updated within the past few years. Close to hospital, downtown, and Foote Ave shopping center. Excellent property management company that would like to stay. Pictures of Apartments 2 & 3 coming soon.

Key facts

• 2,926 sq ft lot
• 2 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $15k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $15k).
• Cap rate 267.6% vs local median 16.8% 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: amenities D, crime F, commute 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.
• Zoned schools: Milton J Fletcher Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 530 students, 74% FRL); Thomas Jefferson Middle School (math 25% / reading 40%, grade F, #504 of 729 statewide, top 70%, 406 students, 79% FRL); Jamestown High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 1,315 students, 80% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Jamestown City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 315 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $4,266/mo this rent would consume 103% 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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.

Risks & watch-outs

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

Recommended offer $15,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 28.44% ✓
• Cap rate: 267.61%
• Cash-on-cash: 933.28%
• DSCR: 42.53
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $47,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Victoria Ave	0.02mi	6/2.0 (+1)	1,924 (+1%)	6mo	$73,000	$38	79
11 Mckinley Ave	0.31mi	5/3.0	2,008 (+6%)	3mo	$54,000	$27	70
127 Maple St	0.29mi	4/2.0 (-1)	1,834 (-4%)	3mo	$13,000	$7	64
61 Ellicott St	0.39mi	4/2.0 (-1)	1,784 (-6%)	2mo	$55,000	$31	56
71 Myrtle St	0.54mi	4/2.0 (-1)	2,016 (+6%)	6mo	$67,000	$33	47
419 Newland Ave	0.46mi	4/2.0 (-1)	1,787 (-6%)	11mo	$27,000	$15	46
7 Lincoln St	0.50mi	5/2.0	2,090 (+10%)	10mo	$32,000	$15	44
228 Forest Ave	0.50mi	4/2.0 (-1)	2,080 (+9%)	5mo	$11,000	$5	44
220 Allen St	0.28mi	4/2.0 (-1)	2,184 (+15%)	8mo	$35,000	$16	43
16 Pearl Ave	0.67mi	4/2.0 (-1)	2,010 (+6%)	6mo	$50,000	$25	41
125 Superior St	0.68mi	4/2.0 (-1)	1,744 (-8%)	7mo	$85,000	$49	36
211 Crescent St	0.68mi	6/2.0 (+1)	2,184 (+15%)	5mo	$16,500	$8	26

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: —
• Equity multiple: 49.97×
• Total profit: $205,677
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 107.49×
• Total profit: $447,251
• Equity at exit: $1,297

Cash invested: $4,200 (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: 1.4×

Monthly cashflow live

• Estimated rent: $4,266 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $3,266

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 18%

Sensitivity live

Price	-10% $3,277	-5% $3,272	+0% $3,266	+5% $3,261	+10% $3,256
Rent	-10% $2,929	-5% $3,098	+0% $3,266	+5% $3,435	+10% $3,603
Rate	-1.0pp $3,274	-0.5pp $3,270	base $3,266	+0.5pp $3,263	+1.0pp $3,259

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,655
▸ 2× units	1	1	$1,610
Total (5 units)			$4,266

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   listed $15,000 Active
3. 2022-11-10
   soldstatus $95,000 Closed Sale or Rented 722-char remark

   Show marketing remark (722 chars)

   Excellent investment opportunity on this 4 Unit with a rent roll of $2,400.00 These units generate over $28,000 in gross annual revenue! The property features the following units: 1st floor unit - 2 bedroom 1 bath . 2nd floor - 2 bedroom 1 bath unit. 3rd floor - 1 bedroom 1 bath unit. 3rd floor front- Efficiency apartment. The 3rd floor has access to a shared balcony. Updates in past year on 2 of the units include some vinyl plank flooring, fresh paint, tub surround, new ceiling tiles. Basement unit was also updated within the past few years. Close to hospital, downtown, and Foote Ave shopping center. Excellent property management company that would like to stay. Pictures of Apartments 2 & 3 coming soon.

4. 2022-11-10
   soldstatus $95,000

   Show marketing remark (722 chars)

   Excellent investment opportunity on this 4 Unit with a rent roll of $2,400.00 These units generate over $28,000 in gross annual revenue! The property features the following units: 1st floor unit - 2 bedroom 1 bath . 2nd floor - 2 bedroom 1 bath unit. 3rd floor - 1 bedroom 1 bath unit. 3rd floor front- Efficiency apartment. The 3rd floor has access to a shared balcony. Updates in past year on 2 of the units include some vinyl plank flooring, fresh paint, tub surround, new ceiling tiles. Basement unit was also updated within the past few years. Close to hospital, downtown, and Foote Ave shopping center. Excellent property management company that would like to stay. Pictures of Apartments 2 & 3 coming soon.

5. 2022-08-15
   historical Continue to Show- Under Contract 722-char remark

   Show marketing remark (722 chars)

   Excellent investment opportunity on this 4 Unit with a rent roll of $2,400.00 These units generate over $28,000 in gross annual revenue! The property features the following units: 1st floor unit - 2 bedroom 1 bath . 2nd floor - 2 bedroom 1 bath unit. 3rd floor - 1 bedroom 1 bath unit. 3rd floor front- Efficiency apartment. The 3rd floor has access to a shared balcony. Updates in past year on 2 of the units include some vinyl plank flooring, fresh paint, tub surround, new ceiling tiles. Basement unit was also updated within the past few years. Close to hospital, downtown, and Foote Ave shopping center. Excellent property management company that would like to stay. Pictures of Apartments 2 & 3 coming soon.

6. 2022-08-12
   listed $95,000 Active 722-char remark

   Show marketing remark (722 chars)

   Excellent investment opportunity on this 4 Unit with a rent roll of $2,400.00 These units generate over $28,000 in gross annual revenue! The property features the following units: 1st floor unit - 2 bedroom 1 bath . 2nd floor - 2 bedroom 1 bath unit. 3rd floor - 1 bedroom 1 bath unit. 3rd floor front- Efficiency apartment. The 3rd floor has access to a shared balcony. Updates in past year on 2 of the units include some vinyl plank flooring, fresh paint, tub surround, new ceiling tiles. Basement unit was also updated within the past few years. Close to hospital, downtown, and Foote Ave shopping center. Excellent property management company that would like to stay. Pictures of Apartments 2 & 3 coming soon.

7. 2020-11-01
   soldstatus $54,000 Closed Sale or Rented 154-char remark

   Show marketing remark (154 chars)

   This 4 unit is ready to sell! In walking distance to stores, restaurants, and parks. This property has 3 one bedroom apartments and a 2 bedroom apartment.

8. 2020-10-29
   soldstatus $54,000
9. 2020-08-17
   status Pending Sale 154-char remark

   Show marketing remark (154 chars)

   This 4 unit is ready to sell! In walking distance to stores, restaurants, and parks. This property has 3 one bedroom apartments and a 2 bedroom apartment.

10. 2020-06-11
    listed $60,000 Active 154-char remark

    Show marketing remark (154 chars)

    This 4 unit is ready to sell! In walking distance to stores, restaurants, and parks. This property has 3 one bedroom apartments and a 2 bedroom apartment.

11. 2019-05-31
    soldstatus $55,000 Closed Sale or Rented
12. 2019-04-16
    status Under Contract- Do Not Show
13. 2019-02-06
    price $57,999
14. 2018-11-02
    listed $67,999 Active
15. 2017-07-10
    soldstatus $21,000
16. 2017-07-06
    soldstatus $21,000
17. 2017-07-06
    soldstatus $21,000
18. 2017-02-25
    listed $33,000
19. 2004-03-30
    listed $38,000

ⓘ 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 2/10 Low 8 d/yr ≥91°F today · 18 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: $51,192
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$4,095
• − Management: −$4,095
• − Depreciation: −$436
• Taxable income: $41,425
• Est. tax owed @ 24.0%: −$9,942
• After-tax cash flow: $29,256/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

-60.5% since first listed

19 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-15 Listed $15,000 UNYREIS
• 2022-11-10 Sold (Public Records) $95,000 Public Records
• 2022-11-10 Sold (MLS) $95,000 UNYREIS
• 2022-08-15 Contingent — UNYREIS
• 2022-08-12 Listed $95,000 UNYREIS
• 2020-11-01 Sold (MLS) $54,000 UNYREIS
• 2020-10-29 Sold (Public Records) $54,000 Public Records
• 2020-08-17 Pending — UNYREIS
• 2020-06-11 Listed $60,000 UNYREIS
• 2019-05-31 Sold (MLS) $55,000 UNYREIS
• 2019-04-16 Pending — UNYREIS
• 2019-02-06 Price Changed $57,999 UNYREIS
• 2018-11-02 Listed $67,999 UNYREIS
• 2017-07-10 Sold (MLS) $21,000 UNYREIS
• 2017-07-06 Sold (Public Records) $21,000 Public Records
• 2017-07-06 Sold (Public Records) $21,000 Public Records
• 2017-02-25 Listed $33,000 UNYREIS
• 2004-03-30 Listed $38,000 UNYREIS

Property tax history

-0.2%/yr

Latest (2025): $2,818 · +4.8% YoY. Source: county tax records.