118 Price St · Jamestown, NY 14701

$75,000

5 bd · 2.0 ba · 1,745 sqft · MultiFamily public records · 27 Days on market

Built 1913 4,400 sqft lot Est $66k · 13% over

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Why this score? — see what drove the C+ 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
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

2 Family multi unit in the City of Jamestown NY. Each apartment has 2 bedroom's and 1 bathroom. Full attic and basement. Driveway has shared access with the neighbor. Many upgrades recently including new bathroom in the upstairs unit. Laundry added to upstairs. Well maintained turn key in both units.

Key facts

• Multifamily property
• Full basement
• Fully rented

Tags

• MULTIFAMILY PROPERTY
• FULLY RENTED
• FULLY REMEDIATED FOR LEAD
• FULL BASEMENT
• AMPLE STORAGE
• WASHER AND DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 16.6% 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: 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).
• This rent runs 45% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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 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: 2.47% ✓
• Cap rate: 21.14%
• Cash-on-cash: 53.03%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $66,310
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Price St	0.01mi	4/2.0 (-1)	1,883 (+8%)	16mo	$65,500	$35	68
31 Falconer St	0.20mi	4/2.0 (-1)	1,860 (+7%)	8mo	$109,000	$59	68
317 Van Buren St	0.24mi	4/2.0 (-1)	1,830 (+5%)	20mo	$67,000	$37	59
435 Crossman St	0.30mi	4/2.0 (-1)	1,882 (+8%)	16mo	$115,000	$61	54
5 Sturges St	0.33mi	4/2.0 (-1)	1,892 (+8%)	23mo	$52,000	$27	46
84 Sturges St	0.35mi	4/2.0 (-1)	1,980 (+14%)	17mo	$74,400	$38	42

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: 51.1%
• Equity multiple: 3.24×
• Total profit: $46,995
• Equity at exit: $11,183

10-year hold

• IRR: 56.5%
• Equity multiple: 6.58×
• Total profit: $117,190
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $928

Break-even live

Break-even rent $676

Max offer price $75,000

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,850
Total (2 units)			$1,851

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-01-23
   status Pending
2. 2026-01-06
   historical Active Under Contract
3. 2025-12-27
   listed $75,000 Active
4. 2025-12-10
   soldstatus $60,000
5. 2025-03-18
   soldstatus $66,500 Closed 301-char remark

   Show marketing remark (301 chars)

   2 Family multi unit in the City of Jamestown NY. Each apartment has 2 bedroom's and 1 bathroom. Full attic and basement. Driveway has shared access with the neighbor. Many upgrades recently including new bathroom in the upstairs unit. Laundry added to upstairs. Well maintained turn key in both units.

6. 2025-01-13
   status Pending 301-char remark

   Show marketing remark (301 chars)

   2 Family multi unit in the City of Jamestown NY. Each apartment has 2 bedroom's and 1 bathroom. Full attic and basement. Driveway has shared access with the neighbor. Many upgrades recently including new bathroom in the upstairs unit. Laundry added to upstairs. Well maintained turn key in both units.

7. 2024-12-14
   status Active 301-char remark

   Show marketing remark (301 chars)

   2 Family multi unit in the City of Jamestown NY. Each apartment has 2 bedroom's and 1 bathroom. Full attic and basement. Driveway has shared access with the neighbor. Many upgrades recently including new bathroom in the upstairs unit. Laundry added to upstairs. Well maintained turn key in both units.

8. 2024-12-09
   historical Active Under Contract 301-char remark

   Show marketing remark (301 chars)

   2 Family multi unit in the City of Jamestown NY. Each apartment has 2 bedroom's and 1 bathroom. Full attic and basement. Driveway has shared access with the neighbor. Many upgrades recently including new bathroom in the upstairs unit. Laundry added to upstairs. Well maintained turn key in both units.

9. 2024-11-13
   listed $69,900 Active 301-char remark

   Show marketing remark (301 chars)

   2 Family multi unit in the City of Jamestown NY. Each apartment has 2 bedroom's and 1 bathroom. Full attic and basement. Driveway has shared access with the neighbor. Many upgrades recently including new bathroom in the upstairs unit. Laundry added to upstairs. Well maintained turn key in both units.

10. 2024-09-23
    soldstatus $55,000 Closed 76-char remark

    Show marketing remark (76 chars)

    Two unit rental with off street parking, laundry hook ups, several updates .

11. 2024-09-19
    soldstatus $55,000
12. 2024-06-24
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Two unit rental with off street parking, laundry hook ups, several updates .

13. 2024-05-22
    status Active 76-char remark

    Show marketing remark (76 chars)

    Two unit rental with off street parking, laundry hook ups, several updates .

14. 2024-05-10
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Two unit rental with off street parking, laundry hook ups, several updates .

15. 2024-02-15
    listed $59,900 Active 76-char remark

    Show marketing remark (76 chars)

    Two unit rental with off street parking, laundry hook ups, several updates .

16. 2023-06-17
    historical
17. 2023-03-21
    price $59,900
18. 2023-02-25
    listed $64,900 Active
19. 2011-01-26
    soldstatus $21,000

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 FEMA zone X · 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: $22,212
• − Mortgage interest: −$4,201
• − Property taxes: −$1,316
• − Insurance: −$375
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$2,182
• Taxable income: $10,584
• Est. tax owed @ 24.0%: −$2,540
• After-tax cash flow: $8,597/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

+257.1% since first listed

19 events — show timeline

• 2026-01-23 Pending — UNYREIS
• 2026-01-06 Contingent — UNYREIS
• 2025-12-27 Listed $75,000 UNYREIS
• 2025-12-10 Sold (Public Records) $60,000 Public Records
• 2025-03-18 Sold (MLS) $66,500 UNYREIS
• 2025-01-13 Pending — UNYREIS
• 2024-12-14 Relisted — UNYREIS
• 2024-12-09 Contingent — UNYREIS
• 2024-11-13 Listed $69,900 UNYREIS
• 2024-09-23 Sold (MLS) $55,000 UNYREIS
• 2024-09-19 Sold (Public Records) $55,000 Public Records
• 2024-06-24 Pending — UNYREIS
• 2024-05-22 Relisted — UNYREIS
• 2024-05-10 Pending — UNYREIS
• 2024-02-15 Listed $59,900 UNYREIS
• 2023-06-17 Listing Removed — UNYREIS
• 2023-03-21 Price Changed $59,900 UNYREIS
• 2023-02-25 Listed $64,900 UNYREIS
• 2011-01-26 Sold (Public Records) $21,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $1,316 · +4.8% YoY. Source: county tax records.