196 S Main St · Jamestown, NY 14701

$47,000

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 9 Days on market

Built 1900 4,640 sqft lot $28/sqft · 45% below area Est $85k · 45% 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

Key facts

• 4,640 sq ft lot
• Parking
• Built 1900

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story house; Existing (resale) property
• Construction: Aluminum siding; Vinyl siding; Attic/crawl hatchway(s) insulated; Blown-in insulation; Block and poured foundation
• Exterior features: Dirt driveway; Pie-shaped residential lot; City street frontage; Lot dimensions approximately 40 x 116

Interior

• Kitchen: Electric oven; Electric range; Eat-in kitchen
• Bedrooms: One main-level bedroom; Additional bedrooms on second floor (three bedrooms)
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Forced air
• Interior features: Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Cap rate 21.4% vs local median 16.8% in Jamestown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities D, crime F, commute 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.
• Zoned schools: Milton J Fletcher Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 530 students, 74% FRL); Thomas Jefferson Middle School (math 25% / reading 40%, grade F, #504 of 729 statewide, top 70%, 406 students, 79% FRL); Jamestown High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 1,315 students, 80% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Jamestown City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 319 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 $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.63% ✓
• Cap rate: 21.43%
• Cash-on-cash: 54.07%
• DSCR: 3.41
• GRM: 3.2

CMA / ARV

• ARV (median comp): $84,724
• List price: $47,000
• Delta: -44.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 S Main St	0.15mi	3/1.0	1,580 (-6%)	1mo	$63,000	$40	82
326 Hazzard St	0.38mi	2/2.0 (-1)	1,720 (+2%)	1mo	$150,000	$87	68
38 Douglas Pl	0.52mi	4/1.0 (+1)	1,743 (+4%)	6mo	$85,000	$49	59
140 Barrett Ave	0.44mi	4/2.0 (+1)	1,612 (-4%)	6mo	$39,900	$25	59
24 Raymond St	0.74mi	3/2.0	1,686 (+0%)	3mo	$165,000	$98	58
352 S Main St	0.36mi	4/1.0 (+1)	1,858 (+11%)	5mo	$18,000	$10	56
60 W Virginia Blvd	0.39mi	3/1.5	1,469 (-13%)	4mo	$145,000	$99	55
214 Hazzard St	0.23mi	4/1.5 (+1)	1,434 (-15%)	5mo	$83,000	$58	54
440 Superior St	0.69mi	4/1.5 (+1)	1,600 (-5%)	3mo	$110,000	$69	50
9 Stearns Ave	0.48mi	3/1.5	1,443 (-14%)	3mo	$13,500	$9	49
392 Broadhead Ave	0.65mi	3/1.5	1,552 (-8%)	7mo	$125,000	$81	49
126 Crown St	0.62mi	3/1.0	1,496 (-11%)	6mo	$106,500	$71	48

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: 52.3%
• Equity multiple: 3.30×
• Total profit: $30,205
• Equity at exit: $7,008

10-year hold

• IRR: 57.6%
• Equity multiple: 6.71×
• Total profit: $75,156
• Equity at exit: $4,064

Cash invested: $13,160 (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: 319
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $593

Break-even live

Break-even rent $487

Max offer price $47,000

Occupancy floor 47%

Sensitivity live

Price	-10% $620	-5% $606	+0% $593	+5% $580	+10% $566
Rent	-10% $495	-5% $544	+0% $593	+5% $642	+10% $691
Rate	-1.0pp $617	-0.5pp $605	base $593	+0.5pp $581	+1.0pp $568

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	46d	1	0.26mi
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	46d	1	1.43mi

Listing history 8 events

1. 2026-05-04
   status Pending
2. 2026-04-25
   listed $47,000 Active
3. 2026-01-31
   historical
4. 2025-11-14
   price $47,500
5. 2025-08-23
   listed $49,000 Active
6. 2005-04-13
   listed $11,500
7. 1998-09-29
   soldstatus $39,500
8. 1998-04-30
   soldstatus $20,000

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $119/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 · 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: $14,852
• − Mortgage interest: −$2,633
• − Property taxes: −$1,425
• − Insurance: −$235
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,367
• Taxable income: $6,816
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $5,480/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

+135.0% since first listed

8 events — show timeline

• 2026-05-04 Pending — UNYREIS
• 2026-04-25 Listed $47,000 UNYREIS
• 2026-01-31 Listing Removed — UNYREIS
• 2025-11-14 Price Changed $47,500 UNYREIS
• 2025-08-23 Listed $49,000 UNYREIS
• 2005-04-13 Listed $11,500 UNYREIS
• 1998-09-29 Sold (Public Records) $39,500 Public Records
• 1998-04-30 Sold (Public Records) $20,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,425 · +4.8% YoY. Source: county tax records.