6 Terrace Pl · Jamestown, NY 14701

$74,900

6 bd · 2.0 ba · 2,352 sqft · MultiFamily public records · 46 Days on market

Built 1920 5,227 sqft lot $32/sqft · at area comps Est $75k · at est.

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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

This two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. Set up is perfect to be an owner occupied home with renters helping to pay the mortgage. You could also make this a single family if needed.

Key facts

• Tenant occupied
• Vacant
• Hardwood floors

Tags

• HARDWOOD FLOORS
• TENANT OCCUPIED
• VACANT
• POTENTIAL SINGLE FAMILY HOME

Property features AI

Finance

• Financial info: Two-unit property with separate gas and electric meters for each unit; One unit currently rented for $750 (month-to-month); Operating expenses may include insurance, maintenance, and rent; Tenants pay all utilities

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-family building; Frame construction; Existing/resale property
• Construction: Frame construction
• Exterior features: Irregular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchens; Refrigerator included in one unit
• Bedrooms: Two 3-bedroom units (each unit configured with 3 bedrooms)
• Flooring: Hardwood flooring; Tile flooring; Vinyl flooring; Varies by area/unit
• Bathrooms: Two full bathrooms (one full bath per unit)
• Heating & cooling: Gas hot water heating
• Interior features: Full basement
• Laundry & utility: Washer and dryer included in one unit; Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.9% 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; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $2,434/mo this rent would consume 59% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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 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: 3.25% ✓
• Cap rate: 26.87%
• Cash-on-cash: 73.48%
• DSCR: 4.27
• GRM: 2.6

CMA / ARV

• ARV (median comp): $74,904
• List price: $74,900
• Delta: —
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Baker St	0.14mi	6/2.0	2,450 (+4%)	4mo	$40,000	$16	83
15 Columbia Ave	0.18mi	5/2.0 (-1)	2,380 (+1%)	3mo	$50,000	$21	82
144 Barrett Ave	0.25mi	5/2.0 (-1)	2,352 (0%)	3mo	$50,000	$21	81
222 S Main St	0.29mi	5/2.0 (-1)	2,443 (+4%)	6mo	$24,500	$10	71
47 Charles St	0.32mi	6/2.0	2,198 (-6%)	4mo	$24,500	$11	70
149 Baker St	0.45mi	5/3.0 (-1)	2,192 (-7%)	2mo	$96,460	$44	57
11 Mckinley Ave	0.14mi	5/3.0 (-1)	2,008 (-15%)	3mo	$54,000	$27	57
323 Newland Ave	0.29mi	7/4.0 (+1)	2,475 (+5%)	9mo	$84,900	$34	57
93 Barker St	0.54mi	5/2.0 (-1)	2,190 (-7%)	3mo	$8,000	$4	56
335 Foote Ave	0.39mi	6/3.0	2,634 (+12%)	8mo	$20,500	$8	51
322 S Main St	0.45mi	7/2.0 (+1)	2,672 (+14%)	6mo	$100,000	$37	46
80 Highland Ave	0.69mi	5/2.0 (-1)	2,650 (+13%)	2mo	$117,000	$44	40

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: 73.3%
• Equity multiple: 4.33×
• Total profit: $69,763
• Equity at exit: $11,168

10-year hold

• IRR: 77.1%
• Equity multiple: 8.94×
• Total profit: $166,515
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $1,284

Break-even live

Break-even rent $808

Max offer price $74,900

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,434
Total (2 units)			$2,434

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $74,900 Active 46 DOM
2. 2026-06-18
   days on market $74,900 Active 45 DOM
3. 2026-06-17
   days on market $74,900 Active 44 DOM
4. 2026-06-16
   days on market $74,900 Active 43 DOM
5. 2026-06-15
   days on market $74,900 Active 42 DOM
6. 2026-06-14
   days on market $74,900 Active 40 DOM
7. 2026-06-12
   days on market $74,900 Active 39 DOM
8. 2026-06-09
   days on market $74,900 Active 36 DOM
9. 2026-06-08
   days on market $74,900 Active 35 DOM
10. 2026-06-07
    days on market $74,900 Active 34 DOM
11. 2026-06-05
    days on market $74,900 Active 31 DOM
12. 2026-06-02
    days on market $74,900 Active 29 DOM
13. 2026-06-01
    days on market $74,900 Active 28 DOM
14. 2026-05-31
    days on market $74,900 Active 27 DOM
15. 2026-05-30
    days on market $74,900 Active 26 DOM
16. 2026-05-04
    listed $74,900 Active 331-char remark
17. 2021-04-01
    soldstatus $60,000 Closed Sale or Rented 611-char remark

    Show marketing remark (611 chars)

    This two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. Set up is perfect to be an owner occupied home with renters helping to pay the mortgage. You could also make this a single family if needed.

18. 2021-02-17
    status Pending Sale 611-char remark

    Show marketing remark (611 chars)

    This two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. Set up is perfect to be an owner occupied home with renters helping to pay the mortgage. You could also make this a single family if needed.

19. 2021-02-03
    historical Continue to Show- Under Contract 611-char remark

    Show marketing remark (611 chars)

    This two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. Set up is perfect to be an owner occupied home with renters helping to pay the mortgage. You could also make this a single family if needed.

20. 2021-02-03
    status Active 611-char remark

    Show marketing remark (611 chars)

    This two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. Set up is perfect to be an owner occupied home with renters helping to pay the mortgage. You could also make this a single family if needed.

21. 2021-01-29
    historical Continue to Show- Under Contract 611-char remark

    Show marketing remark (611 chars)

    This two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. Set up is perfect to be an owner occupied home with renters helping to pay the mortgage. You could also make this a single family if needed.

22. 2021-01-12
    listed $66,900 Active 611-char remark

    Show marketing remark (611 chars)

    This two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. Set up is perfect to be an owner occupied home with renters helping to pay the mortgage. You could also make this a single family if needed.

23. 2015-12-04
    soldstatus $47,000

    Show marketing remark (790 chars)

    Well maintained and loved by this family for almost 60 years, this two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry and a small office. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. There are separate electric meters and the second gas meter can be re-connected. Although it has not been used as a two family for many years, the set up is perfect to be an owner occupied home with renters helping to pay the mortgage

24. 2015-12-01
    soldstatus $47,000
25. 2015-09-21
    listed $56,000

    Show marketing remark (790 chars)

    Well maintained and loved by this family for almost 60 years, this two story, two family home is now available! It features two nearly identical floor plans up and down with large kitchen, living room, dining room, three bedrooms and bath on each level. Nice hard wood floors and natural wood work add to the character! Full attic is great for storage. The walkout basement has the laundry and a small office. The front covered porch is half screened in and there is a side porch off both levels. The paved driveway leads to a detached two car garage. There are separate electric meters and the second gas meter can be re-connected. Although it has not been used as a two family for many years, the set up is perfect to be an owner occupied home with renters helping to pay the mortgage

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $2,577 · $215/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 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: $29,208
• − Mortgage interest: −$4,196
• − Property taxes: −$2,577
• − Insurance: −$374
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$2,179
• Taxable income: $15,209
• Est. tax owed @ 24.0%: −$3,650
• After-tax cash flow: $11,760/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

+33.8% since first listed

10 events — show timeline

• 2026-05-04 Listed $74,900 UNYREIS
• 2021-04-01 Sold (MLS) $60,000 UNYREIS
• 2021-02-17 Pending — UNYREIS
• 2021-02-03 Contingent — UNYREIS
• 2021-02-03 Relisted — UNYREIS
• 2021-01-29 Contingent — UNYREIS
• 2021-01-12 Listed $66,900 UNYREIS
• 2015-12-04 Sold (MLS) $47,000 UNYREIS
• 2015-12-01 Sold (Public Records) $47,000 Public Records
• 2015-09-21 Listed $56,000 UNYREIS

Property tax history

-1.5%/yr

Latest (2025): $2,577 · +4.8% YoY. Source: county tax records.