22 Hess St · Jamestown, NY 14701

$69,995

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 29 Days on market

Built 1922 5,355 sqft lot Est $130k · 46% 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

Listing remarks MLS

2 Bedroom 1 Bath well maintained home on a quiet dead end street in Jamestown. Exterior cedar shakes recently stained in 2005, Forced air energy efficient furnace in 1988, Hot water tank in 1995, 100 amp electrical service with circut breakers, Rolled insulation in attic, and walls blown in, National fuel gas balanced billing $77.00/mo, Electric, water sewer, garbage approx. $54.00/mo. , Private back yard, aluminum screens and storm windows.

Key facts

• 5,355 sq ft lot
• Garage
• Built 1922

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 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 $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,945 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.57% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.94%
• DSCR: 1.84
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $129,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Summit Ave	0.14mi	3/1.0 (+1)	1,248 (0%)	6mo	$75,000	$60	84
26 Hess St	0.01mi	3/1.0 (+1)	1,360 (+9%)	5mo	$145,000	$107	76
11 Norton Ave	0.30mi	3/1.5 (+1)	1,236 (-1%)	8mo	$128,000	$104	71
1389 Newland Ave	0.28mi	3/1.0 (+1)	1,328 (+6%)	4mo	$65,000	$49	68
30 Magnolia Ave	0.50mi	3/2.0 (+1)	1,232 (-1%)	0mo	$226,100	$184	65
7 Geneva St	0.59mi	3/1.0 (+1)	1,248 (0%)	8mo	$45,000	$36	61
80 Stewart Ave	0.34mi	3/1.5 (+1)	1,365 (+9%)	4mo	$97,335	$71	59
71 S Chicago Ave	0.54mi	3/2.0 (+1)	1,200 (-4%)	4mo	$176,663	$147	56
165 Connecticut Ave	0.38mi	3/1.5 (+1)	1,128 (-10%)	7mo	$147,900	$131	54
583 Front St	0.37mi	3/1.0 (+1)	1,414 (+13%)	8mo	$146,000	$103	49
75 Livingston Ave	0.68mi	3/1.0 (+1)	1,140 (-9%)	4mo	$130,000	$114	45
44 Meadow Ln	0.64mi	3/1.5 (+1)	1,428 (+14%)	1mo	$116,494	$82	38

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $8,420
• Equity at exit: $10,436

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $32,953
• Equity at exit: $6,052

Cash invested: $19,599 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $309

Break-even live

Break-even rent $707

Max offer price $69,995

Occupancy floor 67%

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: $17,499
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.49mi
607 Pine St Unit 3 Jamestown, NY	1.0	1.0	750	$825	$1.10	44d	1	1.08mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	44d	1	1.44mi
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	44d	1	1.47mi

Listing history 5 events

1. 2026-02-05
   status Pending
2. 2026-01-15
   price $69,995
3. 2026-01-06
   listed $71,500 Active
4. 2006-07-19
   soldstatus $35,000 445-char remark

   Show marketing remark (445 chars)

   2 Bedroom 1 Bath well maintained home on a quiet dead end street in Jamestown. Exterior cedar shakes recently stained in 2005, Forced air energy efficient furnace in 1988, Hot water tank in 1995, 100 amp electrical service with circut breakers, Rolled insulation in attic, and walls blown in, National fuel gas balanced billing $77.00/mo, Electric, water sewer, garbage approx. $54.00/mo. , Private back yard, aluminum screens and storm windows.

5. 2005-09-06
   listed $39,900 445-char remark

   Show marketing remark (445 chars)

   2 Bedroom 1 Bath well maintained home on a quiet dead end street in Jamestown. Exterior cedar shakes recently stained in 2005, Forced air energy efficient furnace in 1988, Hot water tank in 1995, 100 amp electrical service with circut breakers, Rolled insulation in attic, and walls blown in, National fuel gas balanced billing $77.00/mo, Electric, water sewer, garbage approx. $54.00/mo. , Private back yard, aluminum screens and storm windows.

ⓘ 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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/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: $13,180
• − Mortgage interest: −$3,921
• − Property taxes: −$1,946
• − Insurance: −$350
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,036
• Taxable income: $2,818
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,035/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

+75.4% since first listed

5 events — show timeline

• 2026-02-05 Pending — UNYREIS
• 2026-01-15 Price Changed $69,995 UNYREIS
• 2026-01-06 Listed $71,500 UNYREIS
• 2006-07-19 Sold (MLS) $35,000 UNYREIS
• 2005-09-06 Listed $39,900 UNYREIS

Property tax history

-2.3%/yr

Latest (2025): $1,946 · +4.8% YoY. Source: county tax records.