821 Lafayette St · Jamestown, NY 14701

$99,000

4 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 4 Days on market

Built 1900 6,600 sqft lot Est $85k · 17% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Listing remarks

This charming home features 4 bedrooms, 2 full bathrooms, a large living room, den and studio above the garage! Entertaining will be a breeze with this backyard that includes 2 lots. Cool off on those hot summer days with the pool, and the oversized garage has endless possibilities! Close to parks, downtown, shopping and recreation.

Key facts

• Close to parks
• Backyard
• Pool

Tags

• BACKYARD
• POOL
• OVERSIZED GARAGE
• CLOSE TO PARKS
• CLOSE TO DOWNTOWN
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Existing (previously built) property
• Construction: Composite siding; Wood siding; Block and stone foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Corner, rectangular lot (50 x 132)

Interior

• Kitchen: Eat-in kitchen; Appliances negotiable; Gas water heater
• Bedrooms: One main-level bedroom; Total room types include bedroom, den, family room, studio (6 total rooms)
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Radiant heating
• Interior features: Attic with pull-down stairs; Den; Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• 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; 1 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1900 — 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 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: 1.41% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.08%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $84,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Lafayette St	0.02mi	3/1.5 (-1)	1,705 (+2%)	3mo	$18,200	$11	85
704 Jefferson St	0.11mi	3/1.0 (-1)	1,643 (-1%)	1mo	$83,000	$51	83
22 W 9th St	0.22mi	3/1.0 (-1)	1,542 (-7%)	0mo	$30,000	$19	68
9 Genesee St	0.68mi	4/2.0	1,678 (+1%)	2mo	$79,500	$47	65
830 Prendergast Ave	0.42mi	4/2.0	1,792 (+8%)	12mo	$42,000	$23	58
15 Euclid Ave	0.69mi	4/2.0	1,652 (-1%)	11mo	$139,900	$85	57
23 Hall Ave	0.56mi	4/1.0	1,437 (-14%)	10mo	$55,000	$38	39
114 Catlin Ave	0.67mi	3/2.0 (-1)	1,470 (-12%)	7mo	$130,000	$88	38
346 Crossman St	0.67mi	4/1.5	1,894 (+14%)	10mo	$22,000	$12	36
44 Meadow Ln	0.75mi	3/1.5 (-1)	1,428 (-14%)	1mo	$116,494	$82	34
213 Van Buren St	0.66mi	3/1.5 (-1)	1,883 (+13%)	12mo	$155,000	$82	31
28 Lakin Ave	0.74mi	3/1.0 (-1)	1,436 (-14%)	12mo	$105,000	$73	24

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: 11.0%
• Equity multiple: 1.43×
• Total profit: $12,035
• Equity at exit: $14,761

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $46,658
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $441

Break-even live

Break-even rent $840

Max offer price $99,000

Occupancy floor 63%

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: $24,750
• Closing costs: $2,970
• 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	1.22mi

Listing history 5 events

1. 2026-06-19
   days on market $99,000 Active 4 DOM
2. 2026-06-18
   days on market $99,000 Active 3 DOM
3. 2026-06-17
   days on market $99,000 Active 2 DOM
4. 2026-06-16
   remarks 335-char remark
5. 2026-06-16
   listed $99,000 Active 1 DOM

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$220/yr (+$18/mo · 17.8%)

ⓘ 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: $16,768
• − Mortgage interest: −$5,546
• − Property taxes: −$1,233
• − Insurance: −$495
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,880
• Taxable income: $3,931
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $4,345/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

1 event — show timeline

• 2026-06-15 Listed $99,000 UNYREIS

Property tax history

-1.7%/yr

Latest (2025): $1,233 · +4.8% YoY. Source: county tax records.