13 Adams St · Jamestown, NY 14701

$89,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 26 Days on market

Built 1925 3,410 sqft lot Est $119k · 25% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Well maintained Three bedroom 1 bath craftsman home, features a new front porch, living room, formal dining, working gas fireplace for ambiance, kitchen with newer appliances. Dining table with chairs and Tvs are negotiable. Upstairs you will find a full bath, large bedroom with bonus room (currently used as a walk in closet, could be a small bedroom), full attic with walk up stairwell. The yard is fully fenced for privacy. 24 hour notice given for all showings.

Key facts

• Covered front porch
• Galley kitchen
• Garden shed

Tags

• COVERED FRONT PORCH
• WORKING GAS FIREPLACE
• GALLEY KITCHEN
• FULLY FENCED YARD
• GARDEN SHED
• PRIVATE SPACE FOR ENTERTAINING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Cable available; High-speed internet available
• Home design: 2-story house; Existing (resale) property
• Construction: Composite siding; Block foundation
• Exterior features: Open porch; Gravel driveway; Shed/storage on property; Rectangular residential lot with 55 x 62 dimensions; City street frontage

Interior

• Kitchen: Gas oven and gas range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces); Basement present (full)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced air heating
• Interior features: Separate/formal dining room; Combined living/dining area; Solid surface counters
• Laundry & utility: Washer and dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% 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: 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: Abraham Lincoln Elementary School (math 57% / reading 52%, grade C, #908 of 2,108 statewide, top 46%, 377 students, 63% FRL); Persell Middle School (math 23% / reading 37%, grade F, #539 of 729 statewide, top 74%, 417 students, 73% FRL); Jamestown High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 1,315 students, 80% FRL).
• Zoned-school proficiency averages 58% at this address vs 38% district-wide (+20 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: 315 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 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 $20k; list at $89k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $118,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Norton Ave	0.17mi	3/1.5	1,168 (+2%)	9mo	$107,447	$92	79
1338 Newland Ave	0.32mi	3/2.0	1,152 (+1%)	9mo	$153,000	$133	72
11 Norton Ave	0.15mi	3/1.5	1,236 (+8%)	8mo	$128,000	$104	71
165 Connecticut Ave	0.48mi	3/1.5	1,128 (-1%)	7mo	$147,900	$131	67
93 Summit Ave	0.32mi	3/1.0	1,248 (+9%)	6mo	$75,000	$60	65
1347 Newland Ave	0.36mi	3/1.0	1,040 (-9%)	6mo	$131,000	$126	63
9 Myers Ave	0.45mi	3/1.0	1,290 (+13%)	3mo	$35,000	$27	55
232 Delaware Ave	0.33mi	2/1.0 (-1)	1,008 (-12%)	6mo	$127,000	$126	55
240 Summit Ave	0.48mi	3/2.0	1,040 (-9%)	5mo	$169,000	$163	54
504 W 8th St	0.71mi	3/2.0	1,221 (+7%)	4mo	$45,000	$37	48
7 Geneva St	0.71mi	3/1.0	1,248 (+9%)	8mo	$45,000	$36	45
11 Superior St	0.74mi	2/2.0 (-1)	1,269 (+11%)	9mo	$109,900	$87	31

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $7,567
• Equity at exit: $13,270

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $34,940
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $345

Break-even live

Break-even rent $769

Max offer price $89,000

Occupancy floor 66%

Sensitivity live

Price	-10% $395	-5% $370	+0% $345	+5% $320	+10% $295
Rent	-10% $250	-5% $297	+0% $345	+5% $393	+10% $440
Rate	-1.0pp $390	-0.5pp $368	base $345	+0.5pp $322	+1.0pp $298

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	45d	1	0.69mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	45d	1	1.08mi
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	45d	1	1.28mi

Listing history 20 events

1. 2026-06-21
   days on market $89,000 Active 26 DOM
2. 2026-06-19
   days on market $89,000 Active 24 DOM
3. 2026-06-18
   days on market $89,000 Active 23 DOM
4. 2026-06-17
   days on market $89,000 Active 22 DOM
5. 2026-06-16
   days on market $89,000 Active 21 DOM
6. 2026-06-15
   days on market $89,000 Active 20 DOM
7. 2026-06-14
   days on market $89,000 Active 18 DOM
8. 2026-06-12
   days on market $89,000 Active 17 DOM
9. 2026-06-09
   days on market $89,000 Active 14 DOM
10. 2026-06-08
    days on market $89,000 Active 13 DOM
11. 2026-06-07
    days on market $89,000 Active 12 DOM
12. 2026-06-05
    days on market $89,000 Active 9 DOM
13. 2026-06-02
    days on market $89,000 Active 7 DOM
14. 2026-06-01
    days on market $89,000 Active 6 DOM
15. 2026-05-31
    days on market $89,000 Active 5 DOM
16. 2026-05-30
    days on market $89,000 Active 4 DOM
17. 2026-05-26
    listed $89,000 Active
18. 2001-01-15
    soldstatus $20,000
19. 2001-01-09
    soldstatus $20,000
20. 2000-05-01
    listed $29,900

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$128/yr (+$11/mo · 10.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe 97% 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: $14,473
• − Mortgage interest: −$4,985
• − Property taxes: −$1,247
• − Insurance: −$445
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,589
• Taxable income: $2,890
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $3,447/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

+197.7% since first listed

4 events — show timeline

• 2026-05-26 Listed $89,000 UNYREIS
• 2001-01-15 Sold (MLS) $20,000 UNYREIS
• 2001-01-09 Sold (Public Records) $20,000 Public Records
• 2000-05-01 Listed $29,900 UNYREIS

Property tax history

-5.0%/yr

Latest (2025): $1,247 · +4.3% YoY. Source: county tax records.