53 Ellicott St · Jamestown, NY 14701

$55,000

2 bd · 1.0 ba · 826 sqft · SingleFamily public records · 38 Days on market

Built 1929 6,760 sqft lot $67/sqft · 51% below area

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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

Cute and affordable 2 bedroom situated on the Southside of Jamestown. Home has low Maitenence vinyl siding, back deck with a view of the woods. Priced to sell. Owner is a NYS licensed Realtor.

Key facts

• Wooded backyard
• Included shed
• Washer dryer hookups

Tags

• VINYL SIDING
• WASHER DRYER HOOKUPS
• WOODED BACKYARD
• INCLUDED SHED

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Resale condition; Shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof; Built (existing)
• Exterior features: Rectangular residential lot; 52 x 130 lot dimensions; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Basement with exterior entry and walk-up access
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 2 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 $380 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $40k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 12.45%
• Cash-on-cash: 22.01%
• DSCR: 1.98
• GRM: 5.1

CMA / ARV

• ARV (median comp): $112,319
• List price: $55,000
• Delta: -51.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
264 King St	0.22mi	3/1.0 (+1)	900 (+9%)	13mo	$104,900	$117	58

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: 14.8%
• Equity multiple: 1.59×
• Total profit: $9,113
• Equity at exit: $8,201

10-year hold

• IRR: 23.5%
• Equity multiple: 3.03×
• Total profit: $31,253
• Equity at exit: $4,755

Cash invested: $15,400 (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: $890 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $282

Break-even live

Break-even rent $533

Max offer price $55,000

Occupancy floor 63%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.93mi
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	43d	1	1.25mi

Listing history 27 events

1. 2026-06-19
   days on market $55,000 Active 38 DOM
2. 2026-06-18
   days on market $55,000 Active 37 DOM
3. 2026-06-17
   days on market $55,000 Active 36 DOM
4. 2026-06-16
   days on market $55,000 Active 35 DOM
5. 2026-06-15
   days on market $55,000 Active 34 DOM
6. 2026-06-14
   days on market $55,000 Active 32 DOM
7. 2026-06-12
   days on market $55,000 Active 31 DOM
8. 2026-06-09
   days on market $55,000 Active 28 DOM
9. 2026-06-08
   days on market $55,000 Active 27 DOM
10. 2026-06-07
    days on market $55,000 Active 26 DOM
11. 2026-06-05
    days on market $55,000 Active 23 DOM
12. 2026-06-02
    days on market $55,000 Active 21 DOM
13. 2026-06-01
    days on market $55,000 Active 20 DOM
14. 2026-05-31
    days on market $55,000 Active 19 DOM
15. 2026-05-30
    days on market $55,000 Active 18 DOM
16. 2026-05-12
    listed $55,000 Active 566-char remark
17. 2026-02-28
    historical $1,100
18. 2025-11-05
    listed $1,100
19. 2025-10-20
    historical $1,100
20. 2025-09-26
    listed $1,100
21. 2023-06-30
    soldstatus $40,000 Closed Sale or Rented 192-char remark

    Show marketing remark (192 chars)

    Cute and affordable 2 bedroom situated on the Southside of Jamestown. Home has low Maitenence vinyl siding, back deck with a view of the woods. Priced to sell. Owner is a NYS licensed Realtor.

22. 2023-05-31
    status Pending Sale 192-char remark

    Show marketing remark (192 chars)

    Cute and affordable 2 bedroom situated on the Southside of Jamestown. Home has low Maitenence vinyl siding, back deck with a view of the woods. Priced to sell. Owner is a NYS licensed Realtor.

23. 2023-05-09
    price $49,900 192-char remark

    Show marketing remark (192 chars)

    Cute and affordable 2 bedroom situated on the Southside of Jamestown. Home has low Maitenence vinyl siding, back deck with a view of the woods. Priced to sell. Owner is a NYS licensed Realtor.

24. 2023-04-25
    listed $59,900 Active 192-char remark

    Show marketing remark (192 chars)

    Cute and affordable 2 bedroom situated on the Southside of Jamestown. Home has low Maitenence vinyl siding, back deck with a view of the woods. Priced to sell. Owner is a NYS licensed Realtor.

25. 2013-04-15
    soldstatus $17,000
26. 2008-06-30
    soldstatus $15,000
27. 2001-08-28
    listed $17,900

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 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: $10,684
• − Mortgage interest: −$3,081
• − Property taxes: −$1,316
• − Insurance: −$275
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$1,600
• Taxable income: $2,703
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $2,740/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

+207.3% since first listed

12 events — show timeline

• 2026-05-12 Listed $55,000 UNYREIS
• 2026-02-28 Rental Removed $1,100 BUILDIUM
• 2025-11-05 Listed for Rent $1,100 BUILDIUM
• 2025-10-20 Rental Removed $1,100 BUILDIUM
• 2025-09-26 Listed for Rent $1,100 BUILDIUM
• 2023-06-30 Sold (MLS) $40,000 UNYREIS
• 2023-05-31 Pending — UNYREIS
• 2023-05-09 Price Changed $49,900 UNYREIS
• 2023-04-25 Listed $59,900 UNYREIS
• 2013-04-15 Sold (Public Records) $17,000 Public Records
• 2008-06-30 Sold (Public Records) $15,000 Public Records
• 2001-08-28 Listed $17,900 UNYREIS

Property tax history

-2.3%/yr

Latest (2025): $1,316 · +4.8% YoY. Source: county tax records.