139 Park St · Jamestown, NY 14701

$99,999

3 bd · 2.0 ba · 2,820 sqft · MultiFamily public records · 83 Days on market

Built 1895 7,500 sqft lot Est $93k · 7% over

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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 +4.1/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great opportunity for a live in investment. Located in a nice area close to schools. Large, fenced corner lot with off-street parking. First floor is very spacious with entry area, eat in kitchen, large dining room and living room. 3 bedrooms on first floor. Second unit is more modern and includes two bedrooms, full bath, large kitchen, living and dining rooms. Covered porch off kitchen. Utilities except water split. Great rental history.

Key facts

• Newer kitchen
• Privacy fence
• 7,500 sq ft lot

Tags

• TWO UNIT INVESTMENT PROPERTY
• NEWER KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% 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: 313 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $2,223/mo this rent would consume 54% of the median local household income ($50k/yr) (locally 1838% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $100k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.22% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.04%
• DSCR: 2.78
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $93,060
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Park St	0.00mi	3/2.0	2,820 (0%)	1mo	$95,000	$34	99
168 Barrett Ave	0.32mi	4/2.0 (+1)	2,644 (-6%)	4mo	$52,000	$20	66
263 Forest Ave	0.22mi	4/2.0 (+1)	2,508 (-11%)	14mo	$58,000	$23	55
254 Forest Ave	0.24mi	4/3.0 (+1)	3,080 (+9%)	16mo	$101,000	$33	50
121 Williams St	0.62mi	4/2.0 (+1)	2,916 (+3%)	13mo	$95,000	$33	50

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: 36.5%
• Equity multiple: 2.55×
• Total profit: $43,414
• Equity at exit: $14,910

10-year hold

• IRR: 43.2%
• Equity multiple: 5.10×
• Total profit: $114,888
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,223 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$256 /mo · $3,070/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $934

Break-even live

Break-even rent $1,040

Max offer price $99,999

Occupancy floor 53%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,222
Total (2 units)			$2,223

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-02-17
   status Pending
2. 2026-01-24
   price $99,999
3. 2025-11-19
   listed $109,000 Active
4. 2019-08-01
   soldstatus $47,700 Closed Sale or Rented 442-char remark

   Show marketing remark (442 chars)

   Great opportunity for a live in investment. Located in a nice area close to schools. Large, fenced corner lot with off-street parking. First floor is very spacious with entry area, eat in kitchen, large dining room and living room. 3 bedrooms on first floor. Second unit is more modern and includes two bedrooms, full bath, large kitchen, living and dining rooms. Covered porch off kitchen. Utilities except water split. Great rental history.

5. 2019-08-01
   soldstatus $47,700

   Show marketing remark (442 chars)

   Great opportunity for a live in investment. Located in a nice area close to schools. Large, fenced corner lot with off-street parking. First floor is very spacious with entry area, eat in kitchen, large dining room and living room. 3 bedrooms on first floor. Second unit is more modern and includes two bedrooms, full bath, large kitchen, living and dining rooms. Covered porch off kitchen. Utilities except water split. Great rental history.

6. 2019-06-03
   status Under Contract- Do Not Show 442-char remark

   Show marketing remark (442 chars)

   Great opportunity for a live in investment. Located in a nice area close to schools. Large, fenced corner lot with off-street parking. First floor is very spacious with entry area, eat in kitchen, large dining room and living room. 3 bedrooms on first floor. Second unit is more modern and includes two bedrooms, full bath, large kitchen, living and dining rooms. Covered porch off kitchen. Utilities except water split. Great rental history.

7. 2019-05-14
   listed $44,900 Active 442-char remark

   Show marketing remark (442 chars)

   Great opportunity for a live in investment. Located in a nice area close to schools. Large, fenced corner lot with off-street parking. First floor is very spacious with entry area, eat in kitchen, large dining room and living room. 3 bedrooms on first floor. Second unit is more modern and includes two bedrooms, full bath, large kitchen, living and dining rooms. Covered porch off kitchen. Utilities except water split. Great rental history.

ⓘ 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: $3,070 · $256/mo
• Projected year-2 tax: $3,070 · $256/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 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: $26,676
• − Mortgage interest: −$5,601
• − Property taxes: −$3,070
• − Insurance: −$500
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$2,909
• Taxable income: $10,327
• Est. tax owed @ 24.0%: −$2,479
• After-tax cash flow: $8,733/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

+122.7% since first listed

7 events — show timeline

• 2026-02-17 Pending — UNYREIS
• 2026-01-24 Price Changed $99,999 UNYREIS
• 2025-11-19 Listed $109,000 UNYREIS
• 2019-08-01 Sold (Public Records) $47,700 Public Records
• 2019-08-01 Sold (MLS) $47,700 UNYREIS
• 2019-06-03 Pending — UNYREIS
• 2019-05-14 Listed $44,900 UNYREIS

Property tax history

-4.2%/yr

Latest (2025): $3,070 · +4.8% YoY. Source: county tax records.