1246 Prendergast Ave · Jamestown, NY 14701

$120,000

4 bd · 1.5 ba · 1,954 sqft · SingleFamily public records · 12 Days on market

Built 1930 Est $149k · 19% under

---

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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.9/10.0
• 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

Listing remarks

Two and a half story with an extra finished room in the attic , a basement and one car garage . Bathroom has a walk in shower on second floor and a half bath on first floor . Updated gas boiler for heat , new hot water tank , updated electric , appliances can be either or . Beautiful fireplace all hardwood floors and both natural and painted woodwork throughout the house , kitchen updated in 2015 front porch updated in 2022.

Key facts

• New hot water tank
• Updated gas boiler
• Updated electric

Tags

• FINISHED ROOM IN ATTIC
• WALK IN SHOWER
• UPDATED GAS BOILER
• NEW HOT WATER TANK
• UPDATED ELECTRIC
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.4% vs local median 16.8% 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: amenities D, crime F, commute 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.
• Zoned schools: Carlyle C Ring Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 385 students, 74% FRL); George Washington Middle School (math 14% / reading 29%, grade F, #660 of 729 statewide, top 91%, 469 students, 86% FRL); Jamestown High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 1,315 students, 80% FRL) — zoned schools average 80% FRL vs 60% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 315 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1930 — 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: 1.19% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $148,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Newton Ave	0.19mi	3/2.5 (-1)	1,916 (-2%)	7mo	$158,900	$83	73
44 Spruce St	0.23mi	3/2.5 (-1)	1,902 (-3%)	5mo	$149,000	$78	72
346 Crossman St	0.44mi	4/1.5	1,894 (-3%)	10mo	$22,000	$12	66
252 Fulton St	0.43mi	5/2.0 (+1)	1,961 (+0%)	11mo	$10,000	$5	64
601 Stowe St	0.60mi	4/2.5	1,867 (-4%)	2mo	$142,500	$76	59
93 Falconer St	0.52mi	4/1.5	2,180 (+12%)	1mo	$54,000	$25	55
130 Marvin Pkwy	0.65mi	3/2.0 (-1)	1,839 (-6%)	6mo	$274,392	$149	48
11 Bowen St	0.69mi	5/1.0 (+1)	1,825 (-7%)	4mo	$30,000	$16	46
104 Falconer St	0.55mi	3/1.0 (-1)	1,672 (-14%)	1mo	$35,000	$21	42
137 Weeks St	0.59mi	3/2.0 (-1)	1,769 (-10%)	10mo	$150,000	$85	42
820 Lafayette St	0.71mi	3/1.5 (-1)	1,705 (-13%)	3mo	$18,200	$11	38
42 Campbell Ave	0.74mi	3/1.0 (-1)	1,762 (-10%)	9mo	$137,690	$78	34

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,064
• Equity at exit: $17,892

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $12,168
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $209

Break-even live

Break-even rent $1,166

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $277	-5% $243	+0% $209	+5% $175	+10% $141
Rent	-10% $96	-5% $152	+0% $209	+5% $265	+10% $322
Rate	-1.0pp $269	-0.5pp $239	base $209	+0.5pp $178	+1.0pp $146

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $120,000 Active 12 DOM
2. 2026-06-19
   days on market $120,000 Active 10 DOM
3. 2026-06-18
   days on market $120,000 Active 9 DOM
4. 2026-06-17
   days on market $120,000 Active 8 DOM
5. 2026-06-16
   days on market $120,000 Active 7 DOM
6. 2026-06-15
   days on market $120,000 Active 6 DOM
7. 2026-06-14
   days on market $120,000 Active 4 DOM
8. 2026-06-12
   remarks 430-char remark
9. 2026-06-12
   listed $120,000 Active 3 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: $2,906 · $242/mo
• Projected year-2 tax: $2,906 · $242/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 1/10 Low 7 d/yr ≥90°F today · 16 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: $17,169
• − Mortgage interest: −$6,722
• − Property taxes: −$2,906
• − Insurance: −$600
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,491
• Taxable income: $704
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,338/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

+155.3% since first listed

2 events — show timeline

• 2026-06-10 Listed $120,000 FSBO.com
• 2000-05-23 Listed $47,000 UNYREIS

Property tax history

-2.9%/yr

Latest (2025): $2,906 · +4.8% YoY. Source: county tax records.