23 Prather Ave · Jamestown, NY 14701

$89,900

4 bd · 1.5 ba · 2,214 sqft · SingleFamily public records · 31 Days on market

Built 1907 5,325 sqft lot Est $113k · 20% 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

Listing remarks MLS

Check out this spacious 4 bedroom, 1 and a half bathroom house in a quiet neighborhood close to downtown. Well maintained home with all natural, original woodwork. 4 large bedrooms upstairs with another room on the first floor that is being used as a bedroom. Cozy breakfast nook area. Partially fenced in back yard and charming front porch. This house has a large attic and basement with plenty of storage. Shared driveway with a 1 car garage. New hot water tank.

Key facts

• Lots of storage
• Large basement
• High-end fixtures

Tags

• WELL MAINTAINED
• LOTS OF STORAGE
• LARGE ATTIC
• LARGE BASEMENT
• HIGH-END FIXTURES
• ORIGINAL WOODWORK

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 1 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $72k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.55% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $112,914
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Kidder St	0.30mi	3/1.0 (-1)	2,071 (-6%)	7mo	$80,000	$39	63
214 Palmer St	0.56mi	4/1.5	2,328 (+5%)	4mo	$160,000	$69	62
119 Palmer St	0.50mi	4/2.0	2,106 (-5%)	6mo	$129,900	$62	61
265 Prospect St	0.56mi	3/2.0 (-1)	2,203 (-0%)	12mo	$31,000	$14	56
141 Hazeltine Ave	0.57mi	3/1.0 (-1)	2,096 (-5%)	10mo	$139,900	$67	49
610 Prendergast Ave	0.68mi	4/1.5	2,102 (-5%)	15mo	$4,000	$2	48
334 S Main St	0.56mi	3/1.5 (-1)	1,941 (-12%)	8mo	$98,400	$51	42

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $9,609
• Equity at exit: $13,404

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $39,731
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $378

Break-even live

Break-even rent $916

Max offer price $89,900

Occupancy floor 68%

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: $22,475
• Closing costs: $2,697
• 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	43d	1	0.58mi

Listing history 13 events

1. 2026-04-06
   status Pending
2. 2026-03-06
   listed $89,900 Active
3. 2021-10-01
   soldstatus $72,000 Closed Sale or Rented 464-char remark

   Show marketing remark (464 chars)

   Check out this spacious 4 bedroom, 1 and a half bathroom house in a quiet neighborhood close to downtown. Well maintained home with all natural, original woodwork. 4 large bedrooms upstairs with another room on the first floor that is being used as a bedroom. Cozy breakfast nook area. Partially fenced in back yard and charming front porch. This house has a large attic and basement with plenty of storage. Shared driveway with a 1 car garage. New hot water tank.

4. 2021-10-01
   soldstatus $72,000

   Show marketing remark (464 chars)

   Check out this spacious 4 bedroom, 1 and a half bathroom house in a quiet neighborhood close to downtown. Well maintained home with all natural, original woodwork. 4 large bedrooms upstairs with another room on the first floor that is being used as a bedroom. Cozy breakfast nook area. Partially fenced in back yard and charming front porch. This house has a large attic and basement with plenty of storage. Shared driveway with a 1 car garage. New hot water tank.

5. 2021-09-17
   status Pending Sale 464-char remark

   Show marketing remark (464 chars)

   Check out this spacious 4 bedroom, 1 and a half bathroom house in a quiet neighborhood close to downtown. Well maintained home with all natural, original woodwork. 4 large bedrooms upstairs with another room on the first floor that is being used as a bedroom. Cozy breakfast nook area. Partially fenced in back yard and charming front porch. This house has a large attic and basement with plenty of storage. Shared driveway with a 1 car garage. New hot water tank.

6. 2021-09-01
   status Under Contract- Do Not Show 464-char remark

   Show marketing remark (464 chars)

   Check out this spacious 4 bedroom, 1 and a half bathroom house in a quiet neighborhood close to downtown. Well maintained home with all natural, original woodwork. 4 large bedrooms upstairs with another room on the first floor that is being used as a bedroom. Cozy breakfast nook area. Partially fenced in back yard and charming front porch. This house has a large attic and basement with plenty of storage. Shared driveway with a 1 car garage. New hot water tank.

7. 2021-08-17
   listed $74,900 Active 464-char remark

   Show marketing remark (464 chars)

   Check out this spacious 4 bedroom, 1 and a half bathroom house in a quiet neighborhood close to downtown. Well maintained home with all natural, original woodwork. 4 large bedrooms upstairs with another room on the first floor that is being used as a bedroom. Cozy breakfast nook area. Partially fenced in back yard and charming front porch. This house has a large attic and basement with plenty of storage. Shared driveway with a 1 car garage. New hot water tank.

8. 2017-09-07
   soldstatus $52,000
9. 2015-03-13
   listed $59,500
10. 2005-07-07
    soldstatus $46,900
11. 2005-07-01
    soldstatus $49,900
12. 2005-04-12
    listed $49,900
13. 2004-07-05
    listed $54,000

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $2,577 · $215/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: $16,738
• − Mortgage interest: −$5,036
• − Property taxes: −$2,577
• − Insurance: −$450
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,615
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,728/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

+66.5% since first listed

13 events — show timeline

• 2026-04-06 Pending — UNYREIS
• 2026-03-06 Listed $89,900 UNYREIS
• 2021-10-01 Sold (Public Records) $72,000 Public Records
• 2021-10-01 Sold (MLS) $72,000 UNYREIS
• 2021-09-17 Pending — UNYREIS
• 2021-09-01 Pending — UNYREIS
• 2021-08-17 Listed $74,900 UNYREIS
• 2017-09-07 Sold (Public Records) $52,000 Public Records
• 2015-03-13 Listed $59,500 UNYREIS
• 2005-07-07 Sold (MLS) $46,900 UNYREIS
• 2005-07-01 Sold (Public Records) $49,900 Public Records
• 2005-04-12 Listed $49,900 UNYREIS
• 2004-07-05 Listed $54,000 UNYREIS

Property tax history

-2.8%/yr

Latest (2025): $2,577 · +4.8% YoY. Source: county tax records.