75 Sturges St · Jamestown, NY 14701

$85,000

2 bd · 1.0 ba · 1,551 sqft · SingleFamily public records · 45 Days on market

Built 1907 3,975 sqft lot $55/sqft · 17% below area Est $103k · 17% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.8/10.0
• 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

Welcome to this charming and beautifully maintained two-bedroom home that blends comfort, style, and everyday convenience. With its attractive vinyl siding and warm, inviting curb appeal, this property immediately feels like home the moment you arrive. Step inside to find a thoughtfully designed interior, tastefully decorated with a cozy, modern touch that makes every room feel welcoming. The spacious full bathroom offers plenty of room to relax and unwind, while the convenience of first-floor laundry adds ease to your daily routine. The home features two comfortable bedrooms, perfect for restful nights or flexible use as a home office or guest space. Outside, you’ll love the fully fenced backyard—ideal for entertaining, pets, or simply enjoying your own private outdoor retreat. A one-car garage provides additional storage and protection from the elements. Whether you’re starting out, downsizing, or looking for a move-in ready home with charm and functionality, this delightful property checks all the boxes.

Key facts

• One-car garage
• Vinyl siding
• First-floor laundry

Tags

• VINYL SIDING
• FIRST-FLOOR LAUNDRY
• FULLY FENCED BACKYARD
• ONE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $85k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1907 — 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 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: 1.38% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.0

CMA / ARV

• ARV (median comp): $102,697
• List price: $85,000
• Delta: -17.23%
• 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
40 Bowen St	0.23mi	3/1.0 (+1)	1,548 (-0%)	0mo	$72,500	$47	84
48 Blanchard St	0.09mi	3/1.5 (+1)	1,506 (-3%)	8mo	$20,000	$13	78
122 Weeks St	0.23mi	3/2.0 (+1)	1,556 (+0%)	2mo	$131,000	$84	78
154 Falconer St	0.20mi	3/1.0 (+1)	1,534 (-1%)	8mo	$55,000	$36	77
217 Newton Ave	0.19mi	3/1.5 (+1)	1,536 (-1%)	7mo	$125,000	$81	77
133 Euclid Ave	0.23mi	3/1.0 (+1)	1,500 (-3%)	3mo	$48,000	$32	76
104 Falconer St	0.20mi	3/1.0 (+1)	1,672 (+8%)	1mo	$35,000	$21	72
193 Bowen St	0.14mi	3/1.0 (+1)	1,402 (-10%)	5mo	$61,500	$44	69
22 W 9th St	0.63mi	3/1.0 (+1)	1,542 (-1%)	0mo	$30,000	$19	64
81 Hotchkiss St	0.49mi	3/1.0 (+1)	1,451 (-6%)	5mo	$150,900	$104	57
115 Wilson Pl	0.42mi	3/1.0 (+1)	1,344 (-13%)	3mo	$119,000	$89	50
241 Clyde Ave	0.59mi	3/2.0 (+1)	1,762 (+14%)	2mo	$160,000	$91	38

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $1,887
• Equity at exit: $12,674

10-year hold

• IRR: 11.7%
• Equity multiple: 1.93×
• Total profit: $22,020
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $245

Break-even live

Break-even rent $864

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $293	-5% $269	+0% $245	+5% $221	+10% $197
Rent	-10% $152	-5% $198	+0% $245	+5% $291	+10% $337
Rate	-1.0pp $288	-0.5pp $266	base $245	+0.5pp $223	+1.0pp $200

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: $21,250
• Closing costs: $2,550
• 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	1.27mi

Listing history 7 events

1. 2026-04-27
   price $85,000 1040-char remark

   Show marketing remark (1040 chars)

   Welcome to this charming and beautifully maintained two-bedroom home that blends comfort, style, and everyday convenience. With its attractive vinyl siding and warm, inviting curb appeal, this property immediately feels like home the moment you arrive. Step inside to find a thoughtfully designed interior, tastefully decorated with a cozy, modern touch that makes every room feel welcoming. The spacious full bathroom offers plenty of room to relax and unwind, while the convenience of first-floor laundry adds ease to your daily routine. The home features two comfortable bedrooms, perfect for restful nights or flexible use as a home office or guest space. Outside, you’ll love the fully fenced backyard—ideal for entertaining, pets, or simply enjoying your own private outdoor retreat. A one-car garage provides additional storage and protection from the elements. Whether you’re starting out, downsizing, or looking for a move-in ready home with charm and functionality, this delightful property checks all the boxes.

2. 2026-04-11
   listed $91,900 Active 1040-char remark

   Show marketing remark (1040 chars)

   Welcome to this charming and beautifully maintained two-bedroom home that blends comfort, style, and everyday convenience. With its attractive vinyl siding and warm, inviting curb appeal, this property immediately feels like home the moment you arrive. Step inside to find a thoughtfully designed interior, tastefully decorated with a cozy, modern touch that makes every room feel welcoming. The spacious full bathroom offers plenty of room to relax and unwind, while the convenience of first-floor laundry adds ease to your daily routine. The home features two comfortable bedrooms, perfect for restful nights or flexible use as a home office or guest space. Outside, you’ll love the fully fenced backyard—ideal for entertaining, pets, or simply enjoying your own private outdoor retreat. A one-car garage provides additional storage and protection from the elements. Whether you’re starting out, downsizing, or looking for a move-in ready home with charm and functionality, this delightful property checks all the boxes.

3. 2021-11-18
   soldstatus $53,500 Closed Sale or Rented
4. 2021-10-23
   status Pending Sale
5. 2021-09-15
   listed $59,900 Active
6. 2014-02-07
   soldstatus $34,000
7. 2013-07-17
   listed $39,700

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/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: $14,079
• − Mortgage interest: −$4,761
• − Property taxes: −$2,412
• − Insurance: −$425
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,473
• Taxable income: $1,755
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,515/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

+114.1% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $85,000 UNYREIS
• 2026-04-11 Listed $91,900 UNYREIS
• 2021-11-18 Sold (MLS) $53,500 UNYREIS
• 2021-10-23 Pending — UNYREIS
• 2021-09-15 Listed $59,900 UNYREIS
• 2014-02-07 Sold (MLS) $34,000 UNYREIS
• 2013-07-17 Listed $39,700 UNYREIS

Property tax history

-3.9%/yr

Latest (2025): $2,412 · +4.8% YoY. Source: county tax records.