25 Chapin St · Jamestown, NY 14701

$72,000

4 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 33 Days on market

Built 1886 5,690 sqft lot Est $110k · 34% 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

3 bedrooms 1 bath move in ready home. New roof installed summer of 2020, new hot water tank, and many other repairs and upgrades. Large sun room with a closet, eat in kitchen with french doors that open to a deck over looking a spacious back yard. First floor bathroom and washer and dryer. Bonus room next to living room which can serve as an office or playroom. Second floor features 3 bedrooms.

Key facts

• Fresh paint
• Large backyard
• Minor upgrades

Tags

• LARGE BACKYARD
• DECK OVERLOOKING BACKYARD
• SMALL STORAGE SHED
• FRESH PAINT
• MINOR UPGRADES
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Resale property; Existing construction
• Construction: Metal roof; Vinyl siding; Block foundation
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 50 x 113

Interior

• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Heating present (see remarks)
• Interior features: Bedroom on main level; See remarks / other interior features
• Laundry & utility: Main level laundry; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.

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).
• 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 $498 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $31k; list at $72k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1886 — 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: 1.95% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.69%
• DSCR: 2.45
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $109,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Harris Ave	0.28mi	4/1.0	1,644 (+6%)	0mo	$160,000	$97	76
76 Pearl Ave	0.13mi	3/1.0 (-1)	1,439 (-7%)	3mo	$101,999	$71	74
24 Eagle St	0.11mi	3/1.0 (-1)	1,392 (-10%)	2mo	$53,000	$38	71
5 Kinney St	0.18mi	3/1.0 (-1)	1,688 (+9%)	6mo	$84,500	$50	66
40 Bowen St	0.63mi	3/1.0 (-1)	1,548 (0%)	0mo	$72,500	$47	65
154 Falconer St	0.63mi	3/1.0 (-1)	1,534 (-1%)	8mo	$55,000	$36	57
122 Weeks St	0.68mi	3/2.0 (-1)	1,556 (+0%)	2mo	$131,000	$84	56
129 Willow Ave	0.64mi	3/1.0 (-1)	1,552 (+0%)	11mo	$135,000	$87	56
120 Harris Ave	0.36mi	3/2.0 (-1)	1,334 (-14%)	1mo	$215,000	$161	50
18 Weeks St	0.58mi	4/1.0	1,406 (-9%)	11mo	$65,000	$46	49
104 Falconer St	0.71mi	3/1.0 (-1)	1,672 (+8%)	1mo	$35,000	$21	47
137 Midgley St	0.60mi	3/1.5 (-1)	1,380 (-11%)	7mo	$154,900	$112	41

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: 27.9%
• Equity multiple: 2.16×
• Total profit: $23,374
• Equity at exit: $10,735

10-year hold

• IRR: 35.4%
• Equity multiple: 4.26×
• Total profit: $65,636
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $549

Break-even live

Break-even rent $707

Max offer price $72,000

Occupancy floor 56%

Sensitivity live

Price	-10% $590	-5% $570	+0% $549	+5% $529	+10% $508
Rent	-10% $438	-5% $494	+0% $549	+5% $605	+10% $660
Rate	-1.0pp $586	-0.5pp $568	base $549	+0.5pp $531	+1.0pp $512

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: $18,000
• Closing costs: $2,160
• 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	0.88mi

Listing history 34 events

1. 2026-06-21
   days on market $72,000 Active 33 DOM
2. 2026-06-19
   days on market $72,000 Active 31 DOM
3. 2026-06-18
   days on market $72,000 Active 30 DOM
4. 2026-06-17
   days on market $72,000 Active 29 DOM
5. 2026-06-16
   days on market $72,000 Active 28 DOM
6. 2026-06-15
   days on market $72,000 Active 27 DOM
7. 2026-06-14
   days on market $72,000 Active 25 DOM
8. 2026-06-12
   days on market $72,000 Active 24 DOM
9. 2026-06-09
   days on market $72,000 Active 21 DOM
10. 2026-06-08
    days on market $72,000 Active 20 DOM
11. 2026-06-07
    days on market $72,000 Active 19 DOM
12. 2026-06-05
    days on market $72,000 Active 16 DOM
13. 2026-06-02
    days on market $72,000 Active 14 DOM
14. 2026-06-01
    days on market $72,000 Active 13 DOM
15. 2026-05-31
    days on market $72,000 Active 12 DOM
16. 2026-05-30
    days on market $72,000 Active 11 DOM
17. 2026-05-19
    listed $72,000 Active
18. 2024-01-12
    status Pending
19. 2023-11-16
    status Under Contract- Do Not Show
20. 2023-11-15
    historical
21. 2023-11-14
    listed $49,900 Active
22. 2021-06-04
    soldstatus $31,000 Closed Sale or Rented 397-char remark

    Show marketing remark (397 chars)

    3 bedrooms 1 bath move in ready home. New roof installed summer of 2020, new hot water tank, and many other repairs and upgrades. Large sun room with a closet, eat in kitchen with french doors that open to a deck over looking a spacious back yard. First floor bathroom and washer and dryer. Bonus room next to living room which can serve as an office or playroom. Second floor features 3 bedrooms.

23. 2021-03-19
    status Pending Sale 397-char remark

    Show marketing remark (397 chars)

    3 bedrooms 1 bath move in ready home. New roof installed summer of 2020, new hot water tank, and many other repairs and upgrades. Large sun room with a closet, eat in kitchen with french doors that open to a deck over looking a spacious back yard. First floor bathroom and washer and dryer. Bonus room next to living room which can serve as an office or playroom. Second floor features 3 bedrooms.

24. 2021-03-09
    price $37,500 397-char remark

    Show marketing remark (397 chars)

    3 bedrooms 1 bath move in ready home. New roof installed summer of 2020, new hot water tank, and many other repairs and upgrades. Large sun room with a closet, eat in kitchen with french doors that open to a deck over looking a spacious back yard. First floor bathroom and washer and dryer. Bonus room next to living room which can serve as an office or playroom. Second floor features 3 bedrooms.

25. 2021-02-21
    listed $39,500 Active 397-char remark

    Show marketing remark (397 chars)

    3 bedrooms 1 bath move in ready home. New roof installed summer of 2020, new hot water tank, and many other repairs and upgrades. Large sun room with a closet, eat in kitchen with french doors that open to a deck over looking a spacious back yard. First floor bathroom and washer and dryer. Bonus room next to living room which can serve as an office or playroom. Second floor features 3 bedrooms.

26. 2019-08-28
    historical
27. 2019-06-11
    price $38,500
28. 2019-05-30
    listed $39,900 Active
29. 2013-01-10
    soldstatus $31,000
30. 2012-04-23
    listed $38,400
31. 2001-06-26
    soldstatus $6,000
32. 2000-12-13
    listed $10,500
33. 2000-08-18
    soldstatus $40,728
34. 1990-02-26
    soldstatus $16,500

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $1,809 · $151/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,824
• − Mortgage interest: −$4,033
• − Property taxes: −$1,809
• − Insurance: −$360
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$2,095
• Taxable income: $5,836
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,191/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

+336.4% since first listed

18 events — show timeline

• 2026-05-19 Listed $72,000 UNYREIS
• 2024-01-12 Pending — UNYREIS
• 2023-11-16 Pending — UNYREIS
• 2023-11-15 Listing Removed — UNYREIS
• 2023-11-14 Listed $49,900 UNYREIS
• 2021-06-04 Sold (MLS) $31,000 UNYREIS
• 2021-03-19 Pending — UNYREIS
• 2021-03-09 Price Changed $37,500 UNYREIS
• 2021-02-21 Listed $39,500 UNYREIS
• 2019-08-28 Listing Removed — UNYREIS
• 2019-06-11 Price Changed $38,500 UNYREIS
• 2019-05-30 Listed $39,900 UNYREIS
• 2013-01-10 Sold (MLS) $31,000 UNYREIS
• 2012-04-23 Listed $38,400 UNYREIS
• 2001-06-26 Sold (MLS) $6,000 UNYREIS
• 2000-12-13 Listed $10,500 UNYREIS
• 2000-08-18 Sold (Public Records) $40,728 Public Records
• 1990-02-26 Sold (Public Records) $16,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,809 · +4.8% YoY. Source: county tax records.