6 Hedges Ave · Jamestown, NY 14701

$54,000

3 bd · 2.0 ba · 1,844 sqft · MultiFamily public records · 162 Days on market

Built 1896 5,350 sqft lot Est $57k · 6% under

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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 +10.0/15.0
• 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

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

Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

Key facts

• 5,350 sq ft lot
• Parking
• Built 1896

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $54k.

Deal economics

• At list price, monthly cash flow is $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.7% 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 40% 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 $373 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask is 7100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $54k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — 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. 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: 3.04% ✓
• Cap rate: 25.74%
• Cash-on-cash: 69.44%
• DSCR: 4.09
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $57,164
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Eagle St	0.19mi	4/2.0 (+1)	1,760 (-5%)	5mo	$47,000	$27	74
300 Willard St	0.05mi	2/2.0 (-1)	1,878 (+2%)	21mo	$715,000	$381	72
16 Pearl Ave	0.11mi	4/2.0 (+1)	2,010 (+9%)	6mo	$50,000	$25	70
14 Hedges Ave	0.03mi	4/2.0 (+1)	2,000 (+8%)	15mo	$58,000	$29	67
61 Ellicott St	0.49mi	4/2.0 (+1)	1,784 (-3%)	2mo	$55,000	$31	65
566 Allen St	0.18mi	4/2.0 (+1)	1,672 (-9%)	23mo	$88,000	$53	52
435 Crossman St	0.72mi	4/2.0 (+1)	1,882 (+2%)	16mo	$115,000	$61	44
5 Sturges St	0.69mi	4/2.0 (+1)	1,892 (+3%)	23mo	$52,000	$27	39
149 Thayer St	0.75mi	3/2.0	1,584 (-14%)	14mo	$85,000	$54	30

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: 69.0%
• Equity multiple: 4.11×
• Total profit: $47,027
• Equity at exit: $8,052

10-year hold

• IRR: 73.1%
• Equity multiple: 8.47×
• Total profit: $112,921
• Equity at exit: $4,669

Cash invested: $15,120 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $875

Break-even live

Break-even rent $532

Max offer price $54,000

Occupancy floor 42%

Sensitivity live

Price	-10% $905	-5% $890	+0% $875	+5% $860	+10% $844
Rent	-10% $745	-5% $810	+0% $875	+5% $940	+10% $1,004
Rate	-1.0pp $902	-0.5pp $889	base $875	+0.5pp $861	+1.0pp $847

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,640
Total (2 units)			$1,639

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: $13,500
• Closing costs: $1,620
• 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	0.86mi

Listing history 22 events

1. 2026-03-27
   status Pending
2. 2026-03-12
   historical Active Under Contract
3. 2025-10-29
   historical $750
4. 2025-10-22
   listed $750
5. 2025-10-15
   listed $54,000 Active
6. 2025-05-12
   historical
7. 2025-03-27
   listed $70,000 Active
8. 2021-08-13
   soldstatus $26,000 Closed Sale or Rented 573-char remark

   Show marketing remark (573 chars)

   Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

9. 2021-08-09
   soldstatus $26,000
10. 2021-07-01
    status Pending Sale 573-char remark

    Show marketing remark (573 chars)

    Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

11. 2021-05-18
    status Active 573-char remark

    Show marketing remark (573 chars)

    Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

12. 2021-04-22
    historical Continue to Show- Under Contract 573-char remark

    Show marketing remark (573 chars)

    Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

13. 2021-03-05
    status Under Contract- Do Not Show 573-char remark

    Show marketing remark (573 chars)

    Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

14. 2021-03-01
    status Active 573-char remark

    Show marketing remark (573 chars)

    Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

15. 2021-02-05
    status Under Contract- Do Not Show 573-char remark

    Show marketing remark (573 chars)

    Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

16. 2021-02-03
    listed $32,500 Active 573-char remark

    Show marketing remark (573 chars)

    Seller will look at all offers! Cash Only-Sold AS IS-2 Unit Income Producing Multi-Family. The lower apartment is airy, bright and spacious, features hard wood flooring in excellent condition. Lower also features its own washer and dryer hookups and rent is $500 per month. The Upper Apartment features one bedroom but tenant had it set up as two bedrooms, needs some TLC but could bring in upwards of over $500 per month. Live in one unit, rent the other unit and be mortgage free, or just purchase as another income stream! This home is a great value make an offer today!

17. 2021-01-23
    historical
18. 2020-12-02
    price $32,500
19. 2020-07-24
    listed $39,900 Active
20. 2020-07-17
    historical
21. 2020-01-17
    listed $39,900 Active
22. 2011-03-16
    soldstatus $17,000

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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: $19,668
• − Mortgage interest: −$3,025
• − Property taxes: −$1,371
• − Insurance: −$270
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$1,571
• Taxable income: $10,285
• Est. tax owed @ 24.0%: −$2,468
• After-tax cash flow: $8,031/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

+217.6% since first listed

22 events — show timeline

• 2026-03-27 Pending — UNYREIS
• 2026-03-12 Contingent — UNYREIS
• 2025-10-29 Rental Removed $750 BUILDIUM
• 2025-10-22 Listed for Rent $750 BUILDIUM
• 2025-10-15 Listed $54,000 UNYREIS
• 2025-05-12 Listing Removed — UNYREIS
• 2025-03-27 Listed $70,000 UNYREIS
• 2021-08-13 Sold (MLS) $26,000 UNYREIS
• 2021-08-09 Sold (Public Records) $26,000 Public Records
• 2021-07-01 Pending — UNYREIS
• 2021-05-18 Relisted — UNYREIS
• 2021-04-22 Contingent — UNYREIS
• 2021-03-05 Pending — UNYREIS
• 2021-03-01 Relisted — UNYREIS
• 2021-02-05 Pending — UNYREIS
• 2021-02-03 Listed $32,500 UNYREIS
• 2021-01-23 Listing Removed — UNYREIS
• 2020-12-02 Price Changed $32,500 UNYREIS
• 2020-07-24 Listed $39,900 UNYREIS
• 2020-07-17 Listing Removed — UNYREIS
• 2020-01-17 Listed $39,900 UNYREIS
• 2011-03-16 Sold (Public Records) $17,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,371 · +4.8% YoY. Source: county tax records.