4 Dearborn St · Jamestown, NY 14701

$149,900

5 bd · 2.0 ba · 1,618 sqft · MultiFamily public records · 35 Days on market

Built 1930

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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 +7.5/15.0
• 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: 2 units. confirmed

Listing remarks MLS

Extra nice 2-unit home! Airy and bright living rooms in each floor and each has a fireplace! Both units are exactly the same layout, the only difference being the downstairs unit has it's porch enclosed and the upper has an open balcony style porch. The lower unit has a set of French doors leading to a covered deck as well! Large fenced in yard! Garage and basement. The lower unit has large living room with fireplace, enclosed porch with fireplace, new modern kitchen, bathroom and 2 bedrooms. The upper unit has large living room with fireplace; covered balcony off living room; kitchen; breakfast nook or small dining room; bathroom and 2 bedrooms. All the meters are split, so each pays own utilities.

Key facts

• New electric service
• New siding
• New doors

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW DOORS
• NEW ELECTRIC SERVICE
• NEW HOT WATER TANKS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive. Per door: $394/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $2,350/mo this rent would consume 57% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $32k; list at $150k implies a 368% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.57% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.55%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $51,776
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Superior St	0.14mi	4/2.0 (-1)	1,744 (+8%)	7mo	$85,000	$49	70
102 Williams St	0.51mi	4/2.0 (-1)	1,540 (-5%)	3mo	$50,000	$32	61
273 S Main St	0.46mi	4/1.0 (-1)	1,600 (-1%)	11mo	$21,000	$13	59
171 Baker St	0.46mi	4/2.0 (-1)	1,452 (-10%)	1mo	$40,000	$28	55
419 Newland Ave	0.28mi	4/2.0 (-1)	1,787 (+10%)	11mo	$27,000	$15	55
52 Mckinley Ave	0.34mi	4/2.0 (-1)	1,799 (+11%)	11mo	$14,000	$8	51
205 Front St	0.68mi	4/2.0 (-1)	1,612 (-0%)	19mo	$71,400	$44	47
207 Palmer St	0.60mi	4/2.0 (-1)	1,394 (-14%)	1mo	$85,000	$61	44
25 Walnut St	0.67mi	4/2.0 (-1)	1,376 (-15%)	11mo	$68,000	$49	30

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $25,995
• Equity at exit: $22,351

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $87,540
• Equity at exit: $12,961

Cash invested: $41,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $789

Break-even live

Break-even rent $1,352

Max offer price $149,900

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,350
Total (2 units)			$2,350

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   status $149,900 Under Contract 35 DOM
2. 2026-06-15
   days on market $149,900 Active 35 DOM
3. 2026-06-14
   days on market $149,900 Active 33 DOM
4. 2026-06-12
   days on market $149,900 Active 32 DOM
5. 2026-06-09
   days on market $149,900 Active 29 DOM
6. 2026-06-08
   days on market $149,900 Active 28 DOM
7. 2026-06-07
   days on market $149,900 Active 27 DOM
8. 2026-06-05
   days on market $149,900 Active 24 DOM
9. 2026-06-02
   days on market $149,900 Active 22 DOM
10. 2026-06-01
    days on market $149,900 Active 21 DOM
11. 2026-05-31
    days on market $149,900 Active 20 DOM
12. 2026-05-30
    days on market $149,900 Active 19 DOM
13. 2026-05-12
    listed $149,900 Active 454-char remark
14. 2016-07-27
    soldstatus $32,000 708-char remark

    Show marketing remark (708 chars)

    Extra nice 2-unit home! Airy and bright living rooms in each floor and each has a fireplace! Both units are exactly the same layout, the only difference being the downstairs unit has it's porch enclosed and the upper has an open balcony style porch. The lower unit has a set of French doors leading to a covered deck as well! Large fenced in yard! Garage and basement. The lower unit has large living room with fireplace, enclosed porch with fireplace, new modern kitchen, bathroom and 2 bedrooms. The upper unit has large living room with fireplace; covered balcony off living room; kitchen; breakfast nook or small dining room; bathroom and 2 bedrooms. All the meters are split, so each pays own utilities.

15. 2016-02-08
    listed $39,900 708-char remark

    Show marketing remark (708 chars)

    Extra nice 2-unit home! Airy and bright living rooms in each floor and each has a fireplace! Both units are exactly the same layout, the only difference being the downstairs unit has it's porch enclosed and the upper has an open balcony style porch. The lower unit has a set of French doors leading to a covered deck as well! Large fenced in yard! Garage and basement. The lower unit has large living room with fireplace, enclosed porch with fireplace, new modern kitchen, bathroom and 2 bedrooms. The upper unit has large living room with fireplace; covered balcony off living room; kitchen; breakfast nook or small dining room; bathroom and 2 bedrooms. All the meters are split, so each pays own utilities.

16. 2013-05-21
    listed $66,000
17. 2000-02-23
    soldstatus $52,000

ⓘ 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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/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: $28,200
• − Mortgage interest: −$8,397
• − Property taxes: −$2,631
• − Insurance: −$750
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$4,361
• Taxable income: $7,550
• Est. tax owed @ 24.0%: −$1,812
• After-tax cash flow: $7,652/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

+188.3% since first listed

6 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $149,900 FSBO.com
• 2016-07-27 Sold (MLS) $32,000 UNYREIS
• 2016-02-08 Listed $39,900 UNYREIS
• 2013-05-21 Listed $66,000 UNYREIS
• 2000-02-23 Sold (Public Records) $52,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $2,631 · +4.8% YoY. Source: county tax records.