20 Crown St · Jamestown, NY 14701

$60,000

4 bd · 2.0 ba · 1,832 sqft · MultiFamily public records · 48 Days on market

Built 1896 6,100 sqft lot $33/sqft · 48% below area Est $116k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Vinyl sided home with large deck in back and 2nd floor balcony off living room. 2 car garage, full basement. Large 1st floor owner's quarters and smaller upper 2 bedroom apartment. This home needs a good interior cleaning and you're good to go!!

Key facts

• 6,100 sq ft lot
• Garage
• Built 1896

Property features AI

Finance

• Financial info: Two rental units; both rented month-to-month; Unit 1 rent $425; Unit 2 rent $550; Operating expenses include maintenance; Tenants pay all utilities

Exterior

• Parking: One-car garage; Parking surfaces: concrete, gravel, unpaved
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multifamily building; Existing/resale property
• Construction: Shingle roof; Shake and vinyl siding; Poured foundation; Built previously (existing)
• Exterior features: Deck; Rectangular residential lot; City street frontage; Lot dimensions approximately 48 x 125

Interior

• Kitchen: Unit 1: Oven/range and refrigerator; Unit 2: Dishwasher, oven/range, and refrigerator
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Tile; Vinyl; Varies by area
• Bathrooms: Two full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Carpet, tile, vinyl, and varied flooring
• Laundry & utility: Unit 2 has in-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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: 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: 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).
• 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 $415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $60k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1896 — 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: 2.97% ✓
• Cap rate: 24.56%
• Cash-on-cash: 65.26%
• DSCR: 3.90
• GRM: 2.8

CMA / ARV

• ARV (median comp): $115,833
• List price: $60,000
• Delta: -48.20%
• 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
125 Superior St	0.21mi	4/2.0	1,744 (-5%)	7mo	$85,000	$49	76
419 Newland Ave	0.31mi	4/2.0	1,787 (-2%)	11mo	$27,000	$15	72
52 Mckinley Ave	0.33mi	4/2.0	1,799 (-2%)	12mo	$14,000	$8	72
71 Myrtle St	0.24mi	4/2.0	2,016 (+10%)	6mo	$67,000	$33	67
11 Prather Ave	0.36mi	3/2.0 (-1)	1,688 (-8%)	1mo	$78,000	$46	64
228 Forest Ave	0.19mi	4/2.0	2,080 (+14%)	5mo	$11,000	$5	64
64 Barrett Ave	0.32mi	3/2.0 (-1)	1,917 (+5%)	16mo	$37,000	$19	60
618 Newland Ave	0.19mi	3/2.0 (-1)	2,044 (+12%)	9mo	$65,000	$32	59
50 Colfax St	0.31mi	4/2.0	1,996 (+9%)	15mo	$60,000	$30	58
11 Mckinley Ave	0.39mi	5/3.0 (+1)	2,008 (+10%)	3mo	$54,000	$27	54
107 Hazzard St	0.58mi	4/2.0	2,008 (+10%)	16mo	$42,000	$21	44
273 S Main St	0.50mi	4/1.0	1,600 (-13%)	11mo	$21,000	$13	43

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: 64.5%
• Equity multiple: 3.89×
• Total profit: $48,541
• Equity at exit: $8,946

10-year hold

• IRR: 68.9%
• Equity multiple: 7.99×
• Total profit: $117,505
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$155 /mo · $1,864/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $914

Break-even live

Break-even rent $627

Max offer price $60,000

Occupancy floor 44%

Sensitivity live

Price	-10% $948	-5% $931	+0% $914	+5% $897	+10% $880
Rent	-10% $773	-5% $843	+0% $914	+5% $984	+10% $1,054
Rate	-1.0pp $944	-0.5pp $929	base $914	+0.5pp $898	+1.0pp $882

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,784
Total (2 units)			$1,783

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: $15,000
• Closing costs: $1,800
• 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	45d	1	0.72mi

Listing history 20 events

1. 2026-06-21
   days on market $60,000 Active 48 DOM
2. 2026-06-19
   days on market $60,000 Active 46 DOM
3. 2026-06-18
   days on market $60,000 Active 45 DOM
4. 2026-06-17
   days on market $60,000 Active 44 DOM
5. 2026-06-16
   days on market $60,000 Active 43 DOM
6. 2026-06-15
   days on market $60,000 Active 42 DOM
7. 2026-06-14
   days on market $60,000 Active 40 DOM
8. 2026-06-12
   days on market $60,000 Active 39 DOM
9. 2026-06-09
   days on market $60,000 Active 36 DOM
10. 2026-06-08
    days on market $60,000 Active 35 DOM
11. 2026-06-07
    days on market $60,000 Active 34 DOM
12. 2026-06-05
    days on market $60,000 Active 31 DOM
13. 2026-06-02
    days on market $60,000 Active 29 DOM
14. 2026-06-01
    days on market $60,000 Active 28 DOM
15. 2026-05-31
    days on market $60,000 Active 27 DOM
16. 2026-05-30
    days on market $60,000 Active 26 DOM
17. 2026-05-04
    listed $70,000 Active 668-char remark
18. 2006-06-01
    soldstatus $27,000 245-char remark

    Show marketing remark (245 chars)

    Vinyl sided home with large deck in back and 2nd floor balcony off living room. 2 car garage, full basement. Large 1st floor owner's quarters and smaller upper 2 bedroom apartment. This home needs a good interior cleaning and you're good to go!!

19. 2005-11-18
    listed $29,900 245-char remark

    Show marketing remark (245 chars)

    Vinyl sided home with large deck in back and 2nd floor balcony off living room. 2 car garage, full basement. Large 1st floor owner's quarters and smaller upper 2 bedroom apartment. This home needs a good interior cleaning and you're good to go!!

20. 2005-06-01
    soldstatus $33,678

ⓘ 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: $1,864 · $155/mo
• Projected year-2 tax: $1,864 · $155/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: $21,396
• − Mortgage interest: −$3,361
• − Property taxes: −$1,864
• − Insurance: −$300
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$1,745
• Taxable income: $10,702
• Est. tax owed @ 24.0%: −$2,569
• After-tax cash flow: $8,395/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

+78.2% since first listed

5 events — show timeline

• 2026-05-28 Price Changed $60,000 UNYREIS
• 2026-05-04 Listed $70,000 UNYREIS
• 2006-06-01 Sold (MLS) $27,000 UNYREIS
• 2005-11-18 Listed $29,900 UNYREIS
• 2005-06-01 Sold (Public Records) $33,678 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,864 · +4.8% YoY. Source: county tax records.