6 Sampson St · Jamestown, NY 14701

$79,900

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 4 Days on market

Built 1908 2,500 sqft lot Est $132k · 40% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

This could be the one. .. .take a look at this very solid home in need of some updating that's priced to sell. This could be a great equity builder for someone who can put in a little work and has a vision. Well built home on a corner lot, easy to maintain yard. Has a newer high efficiency heating system and a newer water heater. Bring your paint brush and some tools and transform this to the start of your financial future.

Key facts

• Hw tank
• Recent updates
• Updated furnace

Tags

• RECENT UPDATES
• UPDATED FURNACE
• HW TANK

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story; Wood siding construction; Existing/previously built
• Construction: Stone foundation
• Exterior features: Dirt driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 50 x 50

Interior

• Kitchen: Appliances negotiable
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces); Basement present (full)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; See remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.0% vs local median 16.6% 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: 313 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $30k; list at $80k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.85%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $132,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Delaware Ave	0.32mi	2/1.0	1,008 (-4%)	6mo	$127,000	$126	74
1347 Newland Ave	0.46mi	3/1.0 (+1)	1,040 (-1%)	6mo	$131,000	$126	67
231 Delaware Ave	0.31mi	2/1.0	984 (-6%)	12mo	$122,000	$124	66
240 Summit Ave	0.64mi	3/2.0 (+1)	1,040 (-1%)	5mo	$169,000	$163	55
33 Norton Ave	0.31mi	3/1.5 (+1)	1,168 (+11%)	9mo	$107,447	$92	52
239 Delaware Ave	0.33mi	3/1.0 (+1)	1,176 (+12%)	11mo	$80,000	$68	50
263 Prospect St	0.66mi	2/1.0	986 (-6%)	11mo	$132,979	$135	50
165 Connecticut Ave	0.57mi	3/1.5 (+1)	1,128 (+7%)	7mo	$147,900	$131	48
1338 Newland Ave	0.42mi	3/2.0 (+1)	1,152 (+10%)	9mo	$153,000	$133	47
402 Chautauqua Ave	0.59mi	2/1.0	900 (-14%)	6mo	$139,000	$154	43
35 Arden Pkwy	0.58mi	3/1.0 (+1)	925 (-12%)	8mo	$100,000	$108	42
298 S Main St	0.69mi	3/1.0 (+1)	1,159 (+10%)	9mo	$89,900	$78	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: 8.0%
• Equity multiple: 1.32×
• Total profit: $7,056
• Equity at exit: $11,913

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $31,884
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $314

Break-even live

Break-even rent $653

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Pine St Unit 3 Jamestown, NY	1.0	1.0	750	$825	$1.10	44d	1	0.79mi
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	44d	1	0.85mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	44d	1	0.92mi
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	44d	1	1.28mi

Listing history 5 events

1. 2026-06-19
   days on market $79,900 Active 4 DOM
2. 2026-06-18
   days on market $79,900 Active 3 DOM
3. 2026-06-17
   days on market $79,900 Active 2 DOM
4. 2026-06-16
   remarks 233-char remark
5. 2026-06-16
   listed $79,900 Active 1 DOM

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $1,059 · $88/mo
• Expected delta: +$291/yr (+$24/mo · 38.0%)

ⓘ 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: $12,614
• − Mortgage interest: −$4,476
• − Property taxes: −$767
• − Insurance: −$400
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,324
• Taxable income: $2,629
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,139/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

+219.6% since first listed

5 events — show timeline

• 2026-06-15 Listed $79,900 UNYREIS
• 2023-09-25 Sold (MLS) $30,001 UNYREIS
• 2023-05-26 Pending — UNYREIS
• 2023-05-24 Listed $29,900 UNYREIS
• 2000-06-30 Sold (Public Records) $25,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $767 · +4.8% YoY. Source: county tax records.