1788 Warren Jamestown Blvd · Jamestown, NY 14701

$34,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 72 Days on market

Built 1920 7,841 sqft lot

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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

Listing remarks MLS

Fixer upper alert! This 3 bedroom 1 bath is situated in Kiantone on 4 lots. The home has had many recent updates to mechanicals and is ready for a new owner to finish it off. Offered at an attractive price for a quick sale. Being sold as is. Cash deal or potential owner financing with 50% down

Key facts

• First-floor bedroom
• Flexible layout
• Generous lot size

Tags

• FIRST-FLOOR BEDROOM
• FLEXIBLE LAYOUT
• OPEN-CONCEPT FLOOR PLAN
• BRAND NEW ASPHALT ROOF
• GENEROUS LOT SIZE
• SOUGHT-AFTER LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.1% 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; 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.31% ✓
• Cap rate: 26.13%
• Cash-on-cash: 70.84%
• DSCR: 4.15
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $109,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Allendale Ave	0.28mi	2/1.0	1,160 (-1%)	8mo	$155,000	$134	78
104 Brad St	0.20mi	3/1.5 (+1)	1,120 (-5%)	10mo	$89,900	$80	68
513 Prospect St	0.69mi	2/2.0	1,176 (0%)	4mo	$100,000	$85	60
91 Linwood Ave	0.56mi	2/1.5	1,086 (-8%)	1mo	$14,500	$13	58
503 Hazzard St	0.45mi	3/1.5 (+1)	1,246 (+6%)	10mo	$116,000	$93	54
18 Ivy St	0.55mi	3/1.5 (+1)	1,224 (+4%)	11mo	$120,000	$98	51
111 Springdale	0.31mi	3/1.0 (+1)	1,008 (-14%)	7mo	$75,000	$74	50
161 Ivy St	0.41mi	3/2.0 (+1)	1,040 (-12%)	6mo	$188,500	$181	48
33 Gwendolin Ave	0.41mi	3/1.5 (+1)	1,335 (+14%)	11mo	$165,360	$124	42
22 Linwood Ave	0.72mi	3/2.0 (+1)	1,337 (+14%)	3mo	$90,000	$67	32
319 Hazzard St	0.67mi	3/1.5 (+1)	1,334 (+13%)	12mo	$87,235	$65	29
203 Myrtle St	0.72mi	3/1.5 (+1)	1,330 (+13%)	11mo	$190,000	$143	28

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: 70.5%
• Equity multiple: 4.19×
• Total profit: $31,162
• Equity at exit: $5,204

10-year hold

• IRR: 74.5%
• Equity multiple: 8.65×
• Total profit: $74,751
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $577

Break-even live

Break-even rent $423

Max offer price $34,900

Occupancy floor 45%

Sensitivity live

Price	-10% $694	-5% $587	+0% $577	+5% $567	+10% $557
Rent	-10% $486	-5% $531	+0% $577	+5% $622	+10% $668
Rate	-1.0pp $594	-0.5pp $586	base $577	+0.5pp $568	+1.0pp $559

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: $8,725
• Closing costs: $1,047
• 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	44d	1	0.85mi

Listing history 29 events

1. 2026-06-19
   days on market $34,900 Active 72 DOM
2. 2026-06-18
   price $34,900 Active 71 DOM
3. 2026-06-18
   days on market $39,900 Active 71 DOM
4. 2026-06-17
   days on market $39,900 Active 70 DOM
5. 2026-06-16
   days on market $39,900 Active 69 DOM
6. 2026-06-15
   days on market $39,900 Active 68 DOM
7. 2026-06-14
   days on market $39,900 Active 66 DOM
8. 2026-06-12
   days on market $39,900 Active 65 DOM
9. 2026-06-09
   days on market $39,900 Active 62 DOM
10. 2026-06-08
    days on market $39,900 Active 61 DOM
11. 2026-06-07
    days on market $39,900 Active 60 DOM
12. 2026-06-05
    statusdays on market $39,900 Active 57 DOM
13. 2026-03-25
    status Pending
14. 2026-02-16
    price $39,900
15. 2026-01-28
    listed $49,900 Active
16. 2024-11-21
    soldstatus $30,000 Closed 294-char remark

    Show marketing remark (294 chars)

    Fixer upper alert! This 3 bedroom 1 bath is situated in Kiantone on 4 lots. The home has had many recent updates to mechanicals and is ready for a new owner to finish it off. Offered at an attractive price for a quick sale. Being sold as is. Cash deal or potential owner financing with 50% down

17. 2024-09-10
    status Pending 294-char remark

    Show marketing remark (294 chars)

    Fixer upper alert! This 3 bedroom 1 bath is situated in Kiantone on 4 lots. The home has had many recent updates to mechanicals and is ready for a new owner to finish it off. Offered at an attractive price for a quick sale. Being sold as is. Cash deal or potential owner financing with 50% down

18. 2024-09-05
    listed $37,500 Active 294-char remark

    Show marketing remark (294 chars)

    Fixer upper alert! This 3 bedroom 1 bath is situated in Kiantone on 4 lots. The home has had many recent updates to mechanicals and is ready for a new owner to finish it off. Offered at an attractive price for a quick sale. Being sold as is. Cash deal or potential owner financing with 50% down

19. 2018-12-02
    soldstatus $5,500 Closed Sale or Rented 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

20. 2018-10-02
    status Pending Sale 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

21. 2018-10-02
    status Active 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

22. 2018-09-19
    historical 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

23. 2018-09-14
    price $9,900 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

24. 2018-08-27
    price $15,000 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

25. 2018-07-24
    price $22,500 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

26. 2018-06-18
    price $24,900 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

27. 2018-05-21
    price $29,900 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

28. 2018-04-18
    price $34,900 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

29. 2018-03-19
    listed $40,000 Active 157-char remark

    Show marketing remark (157 chars)

    Cozy 2 bedroom house on the outskirts of town yet near all amenities! Home is being sold as-is Cash only sale! Call today for more info and a private showing

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 16 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: $13,841
• − Mortgage interest: −$1,955
• − Property taxes: −$1,641
• − Insurance: −$174
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$1,015
• Taxable income: $6,841
• Est. tax owed @ 24.0%: −$1,642
• After-tax cash flow: $5,281/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

• 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

-0.2% since first listed

17 events — show timeline

• 2026-03-25 Pending — UNYREIS
• 2026-02-16 Price Changed $39,900 UNYREIS
• 2026-01-28 Listed $49,900 UNYREIS
• 2024-11-21 Sold (MLS) $30,000 UNYREIS
• 2024-09-10 Pending — UNYREIS
• 2024-09-05 Listed $37,500 UNYREIS
• 2018-12-02 Sold (MLS) $5,500 UNYREIS
• 2018-10-02 Pending — UNYREIS
• 2018-10-02 Relisted — UNYREIS
• 2018-09-19 Listing Removed — UNYREIS
• 2018-09-14 Price Changed $9,900 UNYREIS
• 2018-08-27 Price Changed $15,000 UNYREIS
• 2018-07-24 Price Changed $22,500 UNYREIS
• 2018-06-18 Price Changed $24,900 UNYREIS
• 2018-05-21 Price Changed $29,900 UNYREIS
• 2018-04-18 Price Changed $34,900 UNYREIS
• 2018-03-19 Listed $40,000 UNYREIS

Property tax history

-2.0%/yr

Latest (2025): $1,641 · +1.8% YoY. Source: county tax records.