1171, 1173 N Main St · Jamestown, NY 14701

$89,900

2 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 128 Days on market

Built 1922 $59/sqft · 58% above area Est $112k · 20% under ↓ 14% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Listing remarks MLS

Great investment opportunity. This purchase includes two houses. The first is a large single family home with 3 bedrooms, enclosed porches, formal dining room, large living room and full attic and basement. This 1920's brick home features beautiful hardwood floors and a lot of space! The other property is a one bedroom house without stairs on a slab, with an attached garage and large storage rooms in the back behind the living space. The properties share the driveway. These properties sit on a large corner lot with a backyard. Properties are being sold as one purchase and both are "as is where as". Don't let this opportunity pass you by!

Key facts

• Enclosed porches
• Formal dining room
• Large living room

Tags

• ENCLOSED PORCHES
• FORMAL DINING ROOM
• LARGE LIVING ROOM
• FULL ATTIC
• FULL BASEMENT
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 16.8% in Jamestown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Carlyle C Ring Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 385 students, 74% FRL); George Washington Middle School (math 14% / reading 29%, grade F, #660 of 729 statewide, top 91%, 469 students, 86% 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 80% FRL vs 60% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 315 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).

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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $111,777
• List price: $89,900
• Delta: -19.57%
• 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
133 Euclid Ave	0.37mi	3/1.0 (+1)	1,500 (-1%)	3mo	$48,000	$32	74
115 Wilson Pl	0.17mi	3/1.0 (+1)	1,344 (-11%)	3mo	$119,000	$89	66
22 W 9th St	0.60mi	3/1.0 (+1)	1,542 (+2%)	0mo	$30,000	$19	64
48 Blanchard St	0.51mi	3/1.5 (+1)	1,506 (-0%)	8mo	$20,000	$13	62
120 Buffalo St	0.31mi	2/1.0	1,344 (-11%)	14mo	$90,000	$67	56
15 Dewey Pl	0.52mi	3/2.0 (+1)	1,540 (+2%)	12mo	$89,040	$58	54
217 Newton Ave	0.68mi	3/1.5 (+1)	1,536 (+2%)	7mo	$125,000	$81	53
193 Bowen St	0.56mi	3/1.0 (+1)	1,402 (-7%)	5mo	$61,500	$44	52
81 Hotchkiss St	0.74mi	3/1.0 (+1)	1,451 (-4%)	5mo	$150,900	$104	49
104 Falconer St	0.71mi	3/1.0 (+1)	1,672 (+11%)	1mo	$35,000	$21	43
321 Weeks St	0.68mi	3/2.0 (+1)	1,377 (-9%)	9mo	$151,000	$110	37
820 Lafayette St	0.73mi	3/1.5 (+1)	1,705 (+13%)	3mo	$18,200	$11	35

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,157
• Equity at exit: $13,404

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $27,783
• 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: 315
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $294

Break-even live

Break-even rent $789

Max offer price $89,900

Occupancy floor 70%

Sensitivity live

Price	-10% $345	-5% $319	+0% $294	+5% $268	+10% $243
Rent	-10% $202	-5% $248	+0% $294	+5% $340	+10% $385
Rate	-1.0pp $339	-0.5pp $317	base $294	+0.5pp $270	+1.0pp $247

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	45d	1	1.42mi

Listing history 19 events

1. 2026-06-21
   days on market $89,900 Active 128 DOM
2. 2026-06-19
   days on market $89,900 Active 126 DOM
3. 2026-06-18
   days on market $89,900 Active 125 DOM
4. 2026-06-17
   days on market $89,900 Active 124 DOM
5. 2026-06-16
   days on market $89,900 Active 123 DOM
6. 2026-06-15
   days on market $89,900 Active 122 DOM
7. 2026-06-14
   days on market $89,900 Active 120 DOM
8. 2026-06-12
   days on market $89,900 Active 119 DOM
9. 2026-06-09
   days on market $89,900 Active 116 DOM
10. 2026-06-08
    days on market $89,900 Active 115 DOM
11. 2026-06-07
    days on market $89,900 Active 114 DOM
12. 2026-06-05
    days on market $89,900 Active 111 DOM
13. 2026-06-02
    days on market $89,900 Active 109 DOM
14. 2026-06-01
    days on market $89,900 Active 108 DOM
15. 2026-05-31
    days on market $89,900 Active 107 DOM
16. 2026-05-30
    days on market $89,900 Active 106 DOM
17. 2026-04-11
    price $89,900 658-char remark

    Show marketing remark (658 chars)

    Great investment opportunity. This purchase includes two houses. The first is a large single family home with 3 bedrooms, enclosed porches, formal dining room, large living room and full attic and basement. This 1920's brick home features beautiful hardwood floors and a lot of space! The other property is a one bedroom house without stairs on a slab, with an attached garage and large storage rooms in the back behind the living space. The properties share the driveway. These properties sit on a large corner lot with a backyard. Properties are being sold as one purchase and both are "as is where as". Don't let this opportunity pass you by!

18. 2026-03-12
    price $95,000 658-char remark

    Show marketing remark (658 chars)

    Great investment opportunity. This purchase includes two houses. The first is a large single family home with 3 bedrooms, enclosed porches, formal dining room, large living room and full attic and basement. This 1920's brick home features beautiful hardwood floors and a lot of space! The other property is a one bedroom house without stairs on a slab, with an attached garage and large storage rooms in the back behind the living space. The properties share the driveway. These properties sit on a large corner lot with a backyard. Properties are being sold as one purchase and both are "as is where as". Don't let this opportunity pass you by!

19. 2026-02-13
    listed $105,000 Active 658-char remark

    Show marketing remark (658 chars)

    Great investment opportunity. This purchase includes two houses. The first is a large single family home with 3 bedrooms, enclosed porches, formal dining room, large living room and full attic and basement. This 1920's brick home features beautiful hardwood floors and a lot of space! The other property is a one bedroom house without stairs on a slab, with an attached garage and large storage rooms in the back behind the living space. The properties share the driveway. These properties sit on a large corner lot with a backyard. Properties are being sold as one purchase and both are "as is where as". Don't let this opportunity pass you by!

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$74/yr (+$6/mo · 5.4%)

ⓘ 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 1/10 Low 7 d/yr ≥90°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: $13,926
• − Mortgage interest: −$5,036
• − Property taxes: −$1,371
• − Insurance: −$450
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,615
• Taxable income: $2,227
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $2,990/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

-14.4% since first listed

3 events — show timeline

• 2026-04-11 Price Changed $89,900 UNYREIS
• 2026-03-12 Price Changed $95,000 UNYREIS
• 2026-02-13 Listed $105,000 UNYREIS

Property tax history

+0.4%/yr

Latest (2025): $1,371 · +4.8% YoY. Source: county tax records.