22 W 9th St · Jamestown, NY 14701

$45,000

2 bd · 1.0 ba · 2,082 sqft · SingleFamily public records · 35 Days on market

Built 1963 0.46 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Cozyl cape cod home, perfect for a first time home buyer or someone who is looking to down size. Southwestern schools. First floor laundry. Includes 4 additional lots. Call today to view this property!

Key facts

• 0.46 acre lot
• Built 1963
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 16.8% 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: 315 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.37% ✓
• Cap rate: 20.51%
• Cash-on-cash: 50.78%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $170,724
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Van Buren St	0.44mi	3/1.5 (+1)	1,883 (-10%)	12mo	$155,000	$82	47
71 Newton Ave	0.54mi	3/2.5 (+1)	1,916 (-8%)	7mo	$158,900	$83	44
410 Crossman St	0.50mi	3/1.0 (+1)	1,940 (-7%)	23mo	$126,000	$65	41
20 Bassett St	0.38mi	3/1.5 (+1)	1,822 (-12%)	18mo	$50,000	$27	40
44 Spruce St	0.67mi	3/2.5 (+1)	1,902 (-9%)	5mo	$149,000	$78	40
206 Chandler St	0.69mi	3/1.0 (+1)	1,944 (-7%)	22mo	$30,000	$15	34
800 Lakeview Ave	0.62mi	3/2.5 (+1)	1,920 (-8%)	19mo	$190,000	$99	32
164 Buffalo St	0.73mi	3/2.5 (+1)	2,249 (+8%)	18mo	$196,100	$87	27

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: 48.6%
• Equity multiple: 3.12×
• Total profit: $26,686
• Equity at exit: $6,710

10-year hold

• IRR: 54.2%
• Equity multiple: 6.32×
• Total profit: $67,035
• Equity at exit: $3,891

Cash invested: $12,600 (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: 315
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $533

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 45%

Sensitivity live

Price	-10% $564	-5% $549	+0% $533	+5% $518	+10% $502
Rent	-10% $449	-5% $491	+0% $533	+5% $575	+10% $618
Rate	-1.0pp $556	-0.5pp $545	base $533	+0.5pp $522	+1.0pp $510

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Butler St Jamestown, NY	2.0	1.0	2683	$1,200	$0.45	45d	1	0.72mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	45d	1	1.19mi

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-03-26
   status Active
4. 2026-03-12
   status Pending
5. 2026-03-12
   listed $45,000 Active
6. 2019-02-11
   soldstatus $57,000 Closed Sale or Rented 201-char remark

   Show marketing remark (201 chars)

   Cozyl cape cod home, perfect for a first time home buyer or someone who is looking to down size. Southwestern schools. First floor laundry. Includes 4 additional lots. Call today to view this property!

7. 2018-11-14
   status Pending Sale 201-char remark

   Show marketing remark (201 chars)

   Cozyl cape cod home, perfect for a first time home buyer or someone who is looking to down size. Southwestern schools. First floor laundry. Includes 4 additional lots. Call today to view this property!

8. 2018-11-12
   listed $65,000 Active 201-char remark

   Show marketing remark (201 chars)

   Cozyl cape cod home, perfect for a first time home buyer or someone who is looking to down size. Southwestern schools. First floor laundry. Includes 4 additional lots. Call today to view this property!

9. 2001-10-24
   listed $19,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 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: $12,824
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$1,309
• Taxable income: $6,042
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $4,949/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

+126.1% since first listed

9 events — show timeline

• 2026-04-30 Pending — UNYREIS
• 2026-04-22 Contingent — UNYREIS
• 2026-03-26 Relisted — UNYREIS
• 2026-03-12 Pending — UNYREIS
• 2026-03-12 Listed $45,000 UNYREIS
• 2019-02-11 Sold (MLS) $57,000 UNYREIS
• 2018-11-14 Pending — UNYREIS
• 2018-11-12 Listed $65,000 UNYREIS
• 2001-10-24 Listed $19,900 UNYREIS

Property tax history

+10.8%/yr

Latest (2025): $2,379 · +2.3% YoY. Source: county tax records.