609 E 8th St · Jamestown, NY 14701

$89,900

24 bd · 16.0 ba · 2,661 sqft · MultiFamily public records · 354 Days on market

Built 1890 2,200 sqft lot $34/sqft · 12% below area Est $102k · 12% under

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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 +12.8/15.0
• 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: 4 units. 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

Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Currently units 2 and 3 are leased with an income of $1,050 and an additional income potential of $1,600 from units 1 and 4.

Key facts

• Newer furnace
• 4 unit house
• Off-street parking

Tags

• 4 UNIT HOUSE
• SEPARATE METERS
• OFF-STREET PARKING
• NEWER HOT WATER TANKS
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $783/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 48.1% 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; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $4,980/mo this rent would consume 120% 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 $622 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 $25k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 354 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $38k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.54% ✓
• Cap rate: 48.11%
• Cash-on-cash: 149.33%
• DSCR: 7.64
• GRM: 1.5

CMA / ARV

• ARV (median comp): $101,948
• List price: $89,900
• Delta: -11.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.35×
• Total profit: $185,127
• Equity at exit: $13,404

10-year hold

• IRR: —
• Equity multiple: 17.64×
• Total profit: $418,859
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.0×

Monthly cashflow live

• Estimated rent: $4,980 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$293 /mo · $3,514/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,046
• Net cashflow: $3,132

Break-even live

Break-even rent $1,015

Max offer price $89,900

Occupancy floor 32%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$4,980
Total (4 units)			$4,980

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $89,900 Active 354 DOM
2. 2026-06-18
   days on market $89,900 Active 353 DOM
3. 2026-06-17
   days on market $89,900 Active 352 DOM
4. 2026-06-16
   days on market $89,900 Active 351 DOM
5. 2026-06-15
   days on market $89,900 Active 350 DOM
6. 2026-06-14
   days on market $89,900 Active 348 DOM
7. 2026-06-12
   days on market $89,900 Active 347 DOM
8. 2026-06-09
   days on market $89,900 Active 344 DOM
9. 2026-06-08
   days on market $89,900 Active 343 DOM
10. 2026-06-07
    days on market $89,900 Active 342 DOM
11. 2026-06-05
    days on market $89,900 Active 339 DOM
12. 2026-06-02
    days on market $89,900 Active 337 DOM
13. 2026-06-01
    days on market $89,900 Active 336 DOM
14. 2026-05-31
    days on market $89,900 Active 335 DOM
15. 2026-05-30
    days on market $89,900 Active 334 DOM
16. 2026-05-09
    price $89,900 350-char remark

    Show marketing remark (350 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Currently units 2 and 3 are leased with an income of $1,050 and an additional income potential of $1,600 from units 1 and 4.

17. 2026-04-13
    price $99,000 350-char remark

    Show marketing remark (350 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Currently units 2 and 3 are leased with an income of $1,050 and an additional income potential of $1,600 from units 1 and 4.

18. 2026-03-13
    price $110,000 350-char remark

    Show marketing remark (350 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Currently units 2 and 3 are leased with an income of $1,050 and an additional income potential of $1,600 from units 1 and 4.

19. 2026-02-13
    price $120,000 350-char remark

    Show marketing remark (350 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Currently units 2 and 3 are leased with an income of $1,050 and an additional income potential of $1,600 from units 1 and 4.

20. 2025-08-30
    price $125,000 350-char remark

    Show marketing remark (350 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Currently units 2 and 3 are leased with an income of $1,050 and an additional income potential of $1,600 from units 1 and 4.

21. 2025-06-30
    listed $128,000 Active 350-char remark

    Show marketing remark (350 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Currently units 2 and 3 are leased with an income of $1,050 and an additional income potential of $1,600 from units 1 and 4.

22. 2025-03-19
    soldstatus $125,000
23. 2025-02-13
    soldstatus $126,000 Closed 295-char remark

    Show marketing remark (295 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Long term property management is in place and would like to continue.

24. 2024-11-04
    status Pending 295-char remark

    Show marketing remark (295 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Long term property management is in place and would like to continue.

25. 2024-05-29
    listed $140,000 Active 295-char remark

    Show marketing remark (295 chars)

    Attention investors! This is a very solid 4 unit house featuring all separate meters and tenants are responsible for utilities. There is off-street parking for 1 vehicle. There are newer hot water tanks and one newer furnace. Long term property management is in place and would like to continue.

26. 2016-10-06
    soldstatus $65,000
27. 2016-09-30
    soldstatus $65,000
28. 2016-08-05
    listed $65,000
29. 2015-02-23
    soldstatus $25,000
30. 2015-02-12
    soldstatus $25,000
31. 2014-11-25
    listed $40,000
32. 2012-01-16
    soldstatus $30,000
33. 2012-01-10
    soldstatus $30,000
34. 2010-11-12
    listed $33,000
35. 2007-05-24
    listed $49,900

ⓘ 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: $3,514 · $293/mo
• Projected year-2 tax: $3,514 · $293/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: $59,760
• − Mortgage interest: −$5,036
• − Property taxes: −$3,514
• − Insurance: −$450
• − Repairs & maintenance: −$4,781
• − Management: −$4,781
• − Depreciation: −$2,615
• Taxable income: $38,584
• Est. tax owed @ 24.0%: −$9,260
• After-tax cash flow: $28,329/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

+80.2% since first listed

20 events — show timeline

• 2026-05-09 Price Changed $89,900 UNYREIS
• 2026-04-13 Price Changed $99,000 UNYREIS
• 2026-03-13 Price Changed $110,000 UNYREIS
• 2026-02-13 Price Changed $120,000 UNYREIS
• 2025-08-30 Price Changed $125,000 UNYREIS
• 2025-06-30 Listed $128,000 UNYREIS
• 2025-03-19 Sold (Public Records) $125,000 Public Records
• 2025-02-13 Sold (MLS) $126,000 UNYREIS
• 2024-11-04 Pending — UNYREIS
• 2024-05-29 Listed $140,000 UNYREIS
• 2016-10-06 Sold (MLS) $65,000 UNYREIS
• 2016-09-30 Sold (Public Records) $65,000 Public Records
• 2016-08-05 Listed $65,000 UNYREIS
• 2015-02-23 Sold (MLS) $25,000 UNYREIS
• 2015-02-12 Sold (Public Records) $25,000 Public Records
• 2014-11-25 Listed $40,000 UNYREIS
• 2012-01-16 Sold (MLS) $30,000 UNYREIS
• 2012-01-10 Sold (Public Records) $30,000 Public Records
• 2010-11-12 Listed $33,000 UNYREIS
• 2007-05-24 Listed $49,900 UNYREIS

Property tax history

+2.7%/yr

Latest (2025): $3,514 · +4.8% YoY. Source: county tax records.