103 Weeks St · Jamestown, NY 14701

$72,000

4 bd · 2.0 ba · 2,184 sqft · MultiFamily public records · 5 Days on market

Built 1930 5,400 sqft lot Est $48k · 50% 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 +0.0/15.0
• 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

Brick two family with detached two car vinyl sided garage. B/T driveway. Porches for both units. H/W floors under WW carpeting. No rent amounts available-owner occupied both units.

Key facts

• Near schools
• Separate utilities
• Near shopping

Tags

• TWO-FAMILY HOME
• SOLID RENTAL HISTORY
• SEPARATE UTILITIES
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR PARKS

Property features AI

Finance

• Other: Owner pays: see remarks
• Financial info: Property is a 2-unit multi-family (2 units total); Each unit currently reports $450 actual rent; Operating expense details: see remarks

Exterior

• Parking: Attached garage with 2 spaces; Paved parking; two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story building
• Construction: Brick construction; Asphalt roof; Block foundation; Existing (previously built)
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 45 x 120

Interior

• Kitchen: Gas water heater
• Bedrooms: One unit with 3 bedrooms; One unit with 2 bedrooms
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Full basement
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $72k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive. Per door: $483/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 22.4% 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 $1,964/mo this rent would consume 47% 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 $498 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $39k; list at $72k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.73% ✓
• Cap rate: 22.39%
• Cash-on-cash: 57.49%
• DSCR: 3.56
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $48,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Bowen St	0.21mi	4/2.0	2,250 (+3%)	3mo	$50,000	$22	83
161 Thayer St	0.16mi	4/2.0	2,133 (-2%)	7mo	$100,000	$47	83
245 Fulton St	0.56mi	4/2.0	2,118 (-3%)	2mo	$47,000	$22	68
230 Price St	0.39mi	5/2.0 (+1)	2,118 (-3%)	9mo	$63,500	$30	64
532 Lakeview Ave	0.47mi	4/2.0	2,332 (+7%)	7mo	$65,500	$28	61
211 E 8th St	0.62mi	4/2.0	2,280 (+4%)	4mo	$24,000	$11	60
7 Lincoln St	0.53mi	5/2.0 (+1)	2,090 (-4%)	10mo	$32,000	$15	55
346 Willard	0.72mi	4/3.0	2,128 (-3%)	6mo	$18,900	$9	53
115 Fulton St	0.62mi	4/2.0	2,380 (+9%)	4mo	$30,000	$13	53
16 Pearl Ave	0.67mi	4/2.0	2,010 (-8%)	6mo	$50,000	$25	50
31 Falconer St	0.40mi	4/2.0	1,860 (-15%)	8mo	$109,000	$59	50
1007 N Main St	0.72mi	4/2.0	2,355 (+8%)	8mo	$35,000	$15	46

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: 56.0%
• Equity multiple: 3.48×
• Total profit: $49,930
• Equity at exit: $10,735

10-year hold

• IRR: 61.0%
• Equity multiple: 7.10×
• Total profit: $123,027
• Equity at exit: $6,225

Cash invested: $20,160 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $966

Break-even live

Break-even rent $741

Max offer price $72,000

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,964
Total (2 units)			$1,964

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: $18,000
• Closing costs: $2,160
• 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	44d	1	1.20mi

Listing history 7 events

1. 2026-05-21
   listed $72,000 Active
2. 2012-02-13
   soldstatus $39,000
3. 2012-02-10
   soldstatus $39,000
4. 2012-01-26
   listed $39,000
5. 2003-11-10
   soldstatus $45,000 180-char remark

   Show marketing remark (180 chars)

   Brick two family with detached two car vinyl sided garage. B/T driveway. Porches for both units. H/W floors under WW carpeting. No rent amounts available-owner occupied both units.

6. 2003-11-10
   soldstatus $45,000

   Show marketing remark (180 chars)

   Brick two family with detached two car vinyl sided garage. B/T driveway. Porches for both units. H/W floors under WW carpeting. No rent amounts available-owner occupied both units.

7. 2003-06-02
   listed $54,900 180-char remark

   Show marketing remark (180 chars)

   Brick two family with detached two car vinyl sided garage. B/T driveway. Porches for both units. H/W floors under WW carpeting. No rent amounts available-owner occupied both units.

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,138 · $178/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: $23,568
• − Mortgage interest: −$4,033
• − Property taxes: −$2,138
• − Insurance: −$360
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$2,095
• Taxable income: $11,171
• Est. tax owed @ 24.0%: −$2,681
• After-tax cash flow: $8,909/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

+31.1% since first listed

7 events — show timeline

• 2026-05-21 Listed $72,000 UNYREIS
• 2012-02-13 Sold (MLS) $39,000 UNYREIS
• 2012-02-10 Sold (Public Records) $39,000 Public Records
• 2012-01-26 Listed $39,000 UNYREIS
• 2003-11-10 Sold (Public Records) $45,000 Public Records
• 2003-11-10 Sold (MLS) $45,000 UNYREIS
• 2003-06-02 Listed $54,900 UNYREIS

Property tax history

-4.2%/yr

Latest (2025): $2,138 · +4.8% YoY. Source: county tax records.