18 12th St · Jamestown, NY 14701

$25,900

4 bd · 2.0 ba · 1,970 sqft · MultiFamily public records · 109 Days on market

Built 1885 9,286 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

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

Affordable 2 unit up for sale. Lower unit is long term tenants and upper unit is vacant needing some rehab.

Key facts

• 9,286 sq ft lot
• Parking
• Built 1885

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $26k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (9.0% below list) — sets the bar for market timing.
• Cap rate 48.4% 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).
• 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 $179 of loan paydown is wiped out by about $777 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $4k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $26k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,569 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 5.43% ✓
• Cap rate: 48.36%
• Cash-on-cash: 150.25%
• DSCR: 7.69
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $65,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Fulton St	0.25mi	4/2.0	2,118 (+8%)	2mo	$47,000	$22	74
7 Valley St	0.25mi	4/2.0	2,054 (+4%)	10mo	$67,000	$33	72
120 Price St	0.26mi	4/2.0	1,883 (-4%)	16mo	$65,500	$35	67
31 Falconer St	0.40mi	4/2.0	1,860 (-6%)	8mo	$109,000	$59	65
230 Price St	0.39mi	5/2.0 (+1)	2,118 (+8%)	9mo	$63,500	$30	57
84 Sturges St	0.60mi	4/2.0	1,980 (+0%)	17mo	$74,400	$38	57
435 Crossman St	0.54mi	4/2.0	1,882 (-4%)	16mo	$115,000	$61	54
416 W 6th St	0.52mi	4/2.0	2,149 (+9%)	12mo	$57,000	$27	51
7 Lincoln St	0.60mi	5/2.0 (+1)	2,090 (+6%)	10mo	$32,000	$15	49
161 Thayer St	0.68mi	4/2.0	2,133 (+8%)	7mo	$100,000	$47	49
612 Monroe St	0.55mi	4/3.0	2,144 (+9%)	15mo	$41,000	$19	43
16 Bowen St	0.70mi	4/2.0	2,250 (+14%)	3mo	$50,000	$22	41

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: —
• Equity multiple: 8.40×
• Total profit: $53,672
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 17.73×
• Total profit: $121,353
• Equity at exit: $2,239

Cash invested: $7,252 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $908

Break-even live

Break-even rent $258

Max offer price $25,900

Occupancy floor 30%

Sensitivity live

Price	-10% $923	-5% $915	+0% $908	+5% $901	+10% $893
Rent	-10% $797	-5% $852	+0% $908	+5% $964	+10% $1,019
Rate	-1.0pp $921	-0.5pp $915	base $908	+0.5pp $901	+1.0pp $894

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: $6,475
• Closing costs: $777
• 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	1.36mi

Listing history 10 events

1. 2026-01-17
   status Pending
2. 2025-12-04
   price $25,900
3. 2025-09-30
   listed $29,900 Active
4. 2021-11-17
   soldstatus $16,000
5. 2021-11-16
   soldstatus $16,000 Closed Sale or Rented 107-char remark

   Show marketing remark (107 chars)

   Affordable 2 unit up for sale. Lower unit is long term tenants and upper unit is vacant needing some rehab.

6. 2021-10-23
   listed $19,900 107-char remark

   Show marketing remark (107 chars)

   Affordable 2 unit up for sale. Lower unit is long term tenants and upper unit is vacant needing some rehab.

7. 2021-10-23
   historical 107-char remark

   Show marketing remark (107 chars)

   Affordable 2 unit up for sale. Lower unit is long term tenants and upper unit is vacant needing some rehab.

8. 2005-09-27
   listed $17,900
9. 2002-01-04
   listed $16,500
10. 2001-05-16
    listed $15,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $685 · $57/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: $16,887
• − Mortgage interest: −$1,451
• − Property taxes: −$685
• − Insurance: −$130
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$753
• Taxable income: $11,166
• Est. tax owed @ 24.0%: −$2,680
• After-tax cash flow: $8,216/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

+72.7% since first listed

10 events — show timeline

• 2026-01-17 Pending — UNYREIS
• 2025-12-04 Price Changed $25,900 UNYREIS
• 2025-09-30 Listed $29,900 UNYREIS
• 2021-11-17 Sold (Public Records) $16,000 Public Records
• 2021-11-16 Sold (MLS) $16,000 UNYREIS
• 2021-10-23 Listing Removed — UNYREIS
• 2021-10-23 Listed $19,900 UNYREIS
• 2005-09-27 Listed $17,900 UNYREIS
• 2002-01-04 Listed $16,500 UNYREIS
• 2001-05-16 Listed $15,000 UNYREIS

Property tax history

-3.8%/yr

Latest (2025): $685 · +4.8% YoY. Source: county tax records.