280 Broadhead Ave · Jamestown, NY 14701

$70,000

4 bd · 2.0 ba · 2,144 sqft · MultiFamily public records · 87 Days on market

Built 1890 6,770 sqft lot $33/sqft · 38% below area Est $113k · 38% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Turn key two family investment property fully occupied. Total monthly income $1300

Key facts

• 6,770 sq ft lot
• Built 1890
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $585/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.3% vs local median 16.6% in Jamestown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 1 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $2,098/mo this rent would consume 51% 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 $484 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 3.00% ✓
• Cap rate: 26.35%
• Cash-on-cash: 71.62%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (median comp): $113,436
• List price: $70,000
• Delta: -35.65%
• 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
93 Barker St	0.19mi	5/2.0 (+1)	2,190 (+2%)	3mo	$8,000	$4	80
215 Hazzard St	0.21mi	4/2.0	2,280 (+6%)	4mo	$61,800	$27	77
71 Myrtle St	0.22mi	4/2.0	2,016 (-6%)	6mo	$67,000	$33	75
8 E Newland Ave	0.36mi	4/2.0	2,226 (+4%)	4mo	$53,500	$24	74
228 Forest Ave	0.40mi	4/2.0	2,080 (-3%)	5mo	$11,000	$5	72
506 Newland Ave	0.26mi	4/2.5	2,372 (+11%)	3mo	$35,000	$15	66
618 Newland Ave	0.32mi	3/2.0 (-1)	2,044 (-5%)	9mo	$65,000	$32	65
11 Mckinley Ave	0.38mi	5/3.0 (+1)	2,008 (-6%)	3mo	$54,000	$27	60
15 Columbia Ave	0.36mi	5/2.0 (+1)	2,380 (+11%)	3mo	$50,000	$21	58
144 Barrett Ave	0.47mi	5/2.0 (+1)	2,352 (+10%)	3mo	$50,000	$21	54
222 S Main St	0.33mi	5/2.0 (+1)	2,443 (+14%)	6mo	$24,500	$10	52
127 Maple St	0.52mi	4/2.0	1,834 (-14%)	3mo	$13,000	$7	49

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: 71.3%
• Equity multiple: 4.22×
• Total profit: $63,196
• Equity at exit: $10,437

10-year hold

• IRR: 75.2%
• Equity multiple: 8.71×
• Total profit: $151,105
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,170

Break-even live

Break-even rent $617

Max offer price $70,000

Occupancy floor 39%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,098
Total (2 units)			$2,098

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: $17,500
• Closing costs: $2,100
• 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	43d	1	0.44mi

Listing history 35 events

1. 2026-06-19
   days on market $70,000 Active 87 DOM
2. 2026-06-18
   days on market $70,000 Active 86 DOM
3. 2026-06-17
   days on market $70,000 Active 85 DOM
4. 2026-06-17
   price $70,000 Active 84 DOM
5. 2026-06-16
   days on market $73,000 Active 84 DOM
6. 2026-06-15
   days on market $73,000 Active 83 DOM
7. 2026-06-14
   days on market $73,000 Active 81 DOM
8. 2026-06-12
   days on market $73,000 Active 80 DOM
9. 2026-06-09
   days on market $73,000 Active 77 DOM
10. 2026-06-08
    days on market $73,000 Active 76 DOM
11. 2026-06-07
    days on market $73,000 Active 75 DOM
12. 2026-06-05
    days on market $73,000 Active 72 DOM
13. 2026-06-02
    pricedays on market $73,000 Active 70 DOM
14. 2026-06-01
    days on market $76,000 Active 69 DOM
15. 2026-05-31
    days on market $76,000 Active 68 DOM
16. 2026-05-30
    days on market $76,000 Active 67 DOM
17. 2026-05-04
    price $76,000 82-char remark

    Show marketing remark (82 chars)

    Turn key two family investment property fully occupied. Total monthly income $1300

18. 2026-03-24
    listed $79,000 Active 82-char remark

    Show marketing remark (82 chars)

    Turn key two family investment property fully occupied. Total monthly income $1300

19. 2022-11-01
    soldstatus $70,000
20. 2022-10-31
    soldstatus $70,000 Closed Sale or Rented 325-char remark

    Show marketing remark (325 chars)

    Nice investment property nicely maintained. Roof is 6 years old. Utilities separate for both units. Rents are $700 for lower, $650 for upper. 2 beds and 1 bath in each. Laundry hookups in each apartment. Off street parking. THERE IS AN ACCEPTED OFFER ON THIS PROPERTY, HOWEVER, THE SELLERS ARE WILLING TO ACCEPT BACKUP OFFERS

21. 2022-08-09
    historical Continue to Show- Under Contract 325-char remark

    Show marketing remark (325 chars)

    Nice investment property nicely maintained. Roof is 6 years old. Utilities separate for both units. Rents are $700 for lower, $650 for upper. 2 beds and 1 bath in each. Laundry hookups in each apartment. Off street parking. THERE IS AN ACCEPTED OFFER ON THIS PROPERTY, HOWEVER, THE SELLERS ARE WILLING TO ACCEPT BACKUP OFFERS

22. 2022-06-20
    status Under Contract- Do Not Show 325-char remark

    Show marketing remark (325 chars)

    Nice investment property nicely maintained. Roof is 6 years old. Utilities separate for both units. Rents are $700 for lower, $650 for upper. 2 beds and 1 bath in each. Laundry hookups in each apartment. Off street parking. THERE IS AN ACCEPTED OFFER ON THIS PROPERTY, HOWEVER, THE SELLERS ARE WILLING TO ACCEPT BACKUP OFFERS

23. 2022-06-07
    historical Continue to Show- Under Contract 325-char remark

    Show marketing remark (325 chars)

    Nice investment property nicely maintained. Roof is 6 years old. Utilities separate for both units. Rents are $700 for lower, $650 for upper. 2 beds and 1 bath in each. Laundry hookups in each apartment. Off street parking. THERE IS AN ACCEPTED OFFER ON THIS PROPERTY, HOWEVER, THE SELLERS ARE WILLING TO ACCEPT BACKUP OFFERS

24. 2022-05-20
    listed $75,000 Active 325-char remark

    Show marketing remark (325 chars)

    Nice investment property nicely maintained. Roof is 6 years old. Utilities separate for both units. Rents are $700 for lower, $650 for upper. 2 beds and 1 bath in each. Laundry hookups in each apartment. Off street parking. THERE IS AN ACCEPTED OFFER ON THIS PROPERTY, HOWEVER, THE SELLERS ARE WILLING TO ACCEPT BACKUP OFFERS

25. 2019-05-31
    soldstatus $27,500 Closed Sale or Rented
26. 2019-04-04
    status Pending Sale
27. 2019-02-26
    price $32,500
28. 2018-11-12
    listed $34,900 Active
29. 2018-10-25
    historical
30. 2018-05-09
    price $36,900
31. 2017-11-08
    listed $39,900 Active
32. 2006-03-14
    soldstatus $22,850
33. 2006-01-20
    listed $20,940
34. 1999-12-22
    soldstatus $46,500
35. 1997-12-02
    soldstatus $40,000

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$43/yr (+$4/mo · 3.9%)

ⓘ 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: $25,176
• − Mortgage interest: −$3,921
• − Property taxes: −$1,096
• − Insurance: −$350
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$2,036
• Taxable income: $13,744
• Est. tax owed @ 24.0%: −$3,299
• After-tax cash flow: $10,739/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

+90.0% since first listed

19 events — show timeline

• 2026-05-04 Price Changed $76,000 UNYREIS
• 2026-03-24 Listed $79,000 UNYREIS
• 2022-11-01 Sold (Public Records) $70,000 Public Records
• 2022-10-31 Sold (MLS) $70,000 UNYREIS
• 2022-08-09 Contingent — UNYREIS
• 2022-06-20 Pending — UNYREIS
• 2022-06-07 Contingent — UNYREIS
• 2022-05-20 Listed $75,000 UNYREIS
• 2019-05-31 Sold (MLS) $27,500 UNYREIS
• 2019-04-04 Pending — UNYREIS
• 2019-02-26 Price Changed $32,500 UNYREIS
• 2018-11-12 Listed $34,900 UNYREIS
• 2018-10-25 Listing Removed — UNYREIS
• 2018-05-09 Price Changed $36,900 UNYREIS
• 2017-11-08 Listed $39,900 UNYREIS
• 2006-03-14 Sold (MLS) $22,850 UNYREIS
• 2006-01-20 Listed $20,940 UNYREIS
• 1999-12-22 Sold (Public Records) $46,500 Public Records
• 1997-12-02 Sold (Public Records) $40,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,096 · +4.8% YoY. Source: county tax records.