12 Chautauqua Ave · Jamestown, NY 14701

$119,900

4 bd · 2.0 ba · 1,990 sqft · MultiFamily public records · 31 Days on market

Built 1885 5,250 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Updated two family in Jamestown. New vinyl flooring throughout. Both bathrooms are updated Interior is freshly painted. The first floor apartment is spacious with two bedrooms and one bath. There is a room off the kitchen that would make a great pantry, breakfast room or make it into a laundry room. This apartment has a private side porch and access to the front porch. The second floor has an identical layout as the first, but does have a laundry room. The deck boards on the front porch have been replaced. This is an ideal owner occupied or an investment property.

Key facts

• Separate utilities
• Vinyl flooring
• Fresh paint

Tags

• TWO FAMILY HOME
• SEPARATE UTILITIES
• FRESH PAINT
• VINYL FLOORING
• NEW HOT WATER TANKS
• NEW DRAIN LINE

Property features AI

Finance

• Other: Property contains 2 total units; 2 separate gas meters; 2 separate electric meters; Operating expense details: see remarks
• Financial info: Tenants pay all utilities

Exterior

• Parking: One parking space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story building; Resale property
• Construction: Aluminum siding; Wood siding; Existing construction
• Exterior features: Irregular residential lot; City street frontage; Lot dimensions approximately 50 x 105

Interior

• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Gas heating; Baseboard heating; Space heaters
• Interior features: Hardwood flooring; Vinyl flooring; Varied flooring; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive. Per door: $267/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• 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 43% 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 9 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.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.49% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.10%
• DSCR: 1.85
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $65,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Palmer St	0.27mi	4/2.0	2,163 (+9%)	2mo	$77,319	$36	72
149 Baker St	0.09mi	5/3.0 (+1)	2,192 (+10%)	2mo	$96,460	$44	68
228 Forest Ave	0.47mi	4/2.0	2,080 (+4%)	5mo	$11,000	$5	66
71 Myrtle St	0.61mi	4/2.0	2,016 (+1%)	6mo	$67,000	$33	64
30 Catlin Ave	0.68mi	4/2.0	1,994 (+0%)	11mo	$87,000	$44	59
618 Newland Ave	0.52mi	3/2.0 (-1)	2,044 (+3%)	9mo	$65,000	$32	58
12 Kenmore Ave	0.66mi	4/2.0	2,120 (+6%)	2mo	$125,000	$59	57
11 Mckinley Ave	0.65mi	5/3.0 (+1)	2,008 (+1%)	3mo	$54,000	$27	57
52 Mckinley Ave	0.55mi	4/2.0	1,799 (-10%)	11mo	$14,000	$8	49
125 Superior St	0.60mi	4/2.0	1,744 (-12%)	7mo	$85,000	$49	46
419 Newland Ave	0.65mi	4/2.0	1,787 (-10%)	11mo	$27,000	$15	43
116 Park St	0.63mi	4/2.0	2,226 (+12%)	10mo	$73,000	$33	43

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: 1.44×
• Total profit: $14,663
• Equity at exit: $17,877

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $56,830
• Equity at exit: $10,367

Cash invested: $33,572 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $534

Break-even live

Break-even rent $1,114

Max offer price $119,900

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,790
Total (2 units)			$1,790

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: $29,975
• Closing costs: $3,597
• 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	1.02mi

Listing history 33 events

1. 2026-06-19
   days on market $119,900 Active 31 DOM
2. 2026-06-18
   days on market $119,900 Active 30 DOM
3. 2026-06-17
   days on market $119,900 Active 29 DOM
4. 2026-06-16
   days on market $119,900 Active 28 DOM
5. 2026-06-15
   days on market $119,900 Active 27 DOM
6. 2026-06-14
   days on market $119,900 Active 25 DOM
7. 2026-06-12
   days on market $119,900 Active 24 DOM
8. 2026-06-09
   days on market $119,900 Active 21 DOM
9. 2026-06-08
   days on market $119,900 Active 20 DOM
10. 2026-06-07
    days on market $119,900 Active 19 DOM
11. 2026-06-05
    days on market $119,900 Active 16 DOM
12. 2026-06-02
    days on market $119,900 Active 14 DOM
13. 2026-06-01
    days on market $119,900 Active 13 DOM
14. 2026-05-31
    days on market $119,900 Active 12 DOM
15. 2026-05-30
    days on market $119,900 Active 11 DOM
16. 2026-05-19
    listed $119,900 Active
17. 2024-11-08
    soldstatus $110,000
18. 2024-10-29
    soldstatus $110,000 Closed 570-char remark

    Show marketing remark (570 chars)

    Updated two family in Jamestown. New vinyl flooring throughout. Both bathrooms are updated Interior is freshly painted. The first floor apartment is spacious with two bedrooms and one bath. There is a room off the kitchen that would make a great pantry, breakfast room or make it into a laundry room. This apartment has a private side porch and access to the front porch. The second floor has an identical layout as the first, but does have a laundry room. The deck boards on the front porch have been replaced. This is an ideal owner occupied or an investment property.

19. 2024-08-12
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Updated two family in Jamestown. New vinyl flooring throughout. Both bathrooms are updated Interior is freshly painted. The first floor apartment is spacious with two bedrooms and one bath. There is a room off the kitchen that would make a great pantry, breakfast room or make it into a laundry room. This apartment has a private side porch and access to the front porch. The second floor has an identical layout as the first, but does have a laundry room. The deck boards on the front porch have been replaced. This is an ideal owner occupied or an investment property.

20. 2024-07-14
    listed $115,000 Active 570-char remark

    Show marketing remark (570 chars)

    Updated two family in Jamestown. New vinyl flooring throughout. Both bathrooms are updated Interior is freshly painted. The first floor apartment is spacious with two bedrooms and one bath. There is a room off the kitchen that would make a great pantry, breakfast room or make it into a laundry room. This apartment has a private side porch and access to the front porch. The second floor has an identical layout as the first, but does have a laundry room. The deck boards on the front porch have been replaced. This is an ideal owner occupied or an investment property.

21. 2023-05-24
    soldstatus $40,000
22. 2023-05-23
    soldstatus $40,000 Closed Sale or Rented 303-char remark

    Show marketing remark (303 chars)

    Two family home situated on the westside of Jamestown. Both units are 2 bedroom 1 bathroom. All the utilities are separate for each unit. Large front porch and decent size yard. Current owner was going to rent the units for $700 plus utilities each for a total rent roll of $1400 per month. A great ROI.

23. 2023-02-24
    status Pending Sale 303-char remark

    Show marketing remark (303 chars)

    Two family home situated on the westside of Jamestown. Both units are 2 bedroom 1 bathroom. All the utilities are separate for each unit. Large front porch and decent size yard. Current owner was going to rent the units for $700 plus utilities each for a total rent roll of $1400 per month. A great ROI.

24. 2023-02-08
    listed $49,900 Active 303-char remark

    Show marketing remark (303 chars)

    Two family home situated on the westside of Jamestown. Both units are 2 bedroom 1 bathroom. All the utilities are separate for each unit. Large front porch and decent size yard. Current owner was going to rent the units for $700 plus utilities each for a total rent roll of $1400 per month. A great ROI.

25. 2019-11-24
    historical
26. 2019-05-24
    listed $34,900 Active
27. 2010-11-02
    listed $42,500
28. 2008-10-17
    listed $42,500
29. 2007-10-05
    listed $46,700
30. 2005-02-12
    listed $49,500
31. 2002-02-04
    soldstatus $41,900
32. 2002-01-31
    soldstatus $41,900
33. 2001-04-06
    listed $44,900

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $21,480
• − Mortgage interest: −$6,716
• − Property taxes: −$2,412
• − Insurance: −$600
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$3,488
• Taxable income: $4,827
• Est. tax owed @ 24.0%: −$1,159
• After-tax cash flow: $5,254/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

+167.0% since first listed

18 events — show timeline

• 2026-05-19 Listed $119,900 UNYREIS
• 2024-11-08 Sold (Public Records) $110,000 Public Records
• 2024-10-29 Sold (MLS) $110,000 UNYREIS
• 2024-08-12 Pending — UNYREIS
• 2024-07-14 Listed $115,000 UNYREIS
• 2023-05-24 Sold (Public Records) $40,000 Public Records
• 2023-05-23 Sold (MLS) $40,000 UNYREIS
• 2023-02-24 Pending — UNYREIS
• 2023-02-08 Listed $49,900 UNYREIS
• 2019-11-24 Listing Removed — UNYREIS
• 2019-05-24 Listed $34,900 UNYREIS
• 2010-11-02 Listed $42,500 UNYREIS
• 2008-10-17 Listed $42,500 UNYREIS
• 2007-10-05 Listed $46,700 UNYREIS
• 2005-02-12 Listed $49,500 UNYREIS
• 2002-02-04 Sold (MLS) $41,900 UNYREIS
• 2002-01-31 Sold (Public Records) $41,900 Public Records
• 2001-04-06 Listed $44,900 UNYREIS

Property tax history

-3.3%/yr

Latest (2025): $2,412 · +4.8% YoY. Source: county tax records.