321 Superior St · Jamestown, NY 14701

$94,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 64 Days on market

Built 1928 5,405 sqft lot Est $133k · 29% 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 +23.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.6/10.0
• 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 MLS

You'll love this 3 bedroom, two-story home with a built in carport. It is a very nice quiet neighborhood in Fletcher School District. The fully fenced in backyard offers a great space for your kiddos and pets to play or enjoy a backyard BBQ. The front of the home catches the eye with a spacious porch to have your morning coffee. Through the front door you'll walk into the living room then dining room that features beautiful custom built-in shutters for the windows. The adorable kitchen offers an eat-in space. Upstairs leads you to three bedrooms and a full bath. Make an appointment and make this home yours.

Key facts

• Off street parking
• Fenced in back yard
• Aluminum siding

Tags

• FENCED IN BACK YARD
• OFF STREET PARKING
• ALUMINUM SIDING
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 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 $656 of loan paydown is wiped out by about $3k 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

• It's been on market 64 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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 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: 1.30% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Delaware Ave	0.38mi	2/1.0 (-1)	1,008 (-4%)	6mo	$127,000	$126	65
1347 Newland Ave	0.62mi	3/1.0	1,040 (-2%)	6mo	$131,000	$126	63
263 Prospect St	0.37mi	2/1.0 (-1)	986 (-7%)	11mo	$132,979	$135	58
239 Delaware Ave	0.35mi	3/1.0	1,176 (+11%)	11mo	$80,000	$68	55
161 Ivy St	0.73mi	3/2.0	1,040 (-2%)	6mo	$188,500	$181	55
298 S Main St	0.48mi	3/1.0	1,159 (+10%)	9mo	$89,900	$78	54
35 Arden Pkwy	0.44mi	3/1.0	925 (-12%)	8mo	$100,000	$108	52
165 Connecticut Ave	0.68mi	3/1.5	1,128 (+7%)	7mo	$147,900	$131	49
513 Prospect St	0.43mi	2/2.0 (-1)	1,176 (+11%)	4mo	$100,000	$85	48
402 Chautauqua Ave	0.39mi	2/1.0 (-1)	900 (-15%)	6mo	$139,000	$154	47
33 Norton Ave	0.58mi	3/1.5	1,168 (+11%)	9mo	$107,447	$92	46
1338 Newland Ave	0.60mi	3/2.0	1,152 (+9%)	9mo	$153,000	$133	45

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-3,898
• Equity at exit: $14,150

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $11,672
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$256 /mo · $3,070/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $179

Break-even live

Break-even rent $1,004

Max offer price $94,900

Occupancy floor 80%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.75mi
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	44d	1	1.24mi

Listing history 13 events

1. 2026-06-03
   status $94,900 Pending 64 DOM
2. 2026-06-02
   days on market $94,900 Active Under Contract 64 DOM
3. 2026-06-01
   days on market $94,900 Active Under Contract 63 DOM
4. 2026-05-31
   days on market $94,900 Active Under Contract 62 DOM
5. 2026-05-30
   days on market $94,900 Active Under Contract 61 DOM
6. 2026-04-22
   historical Active Under Contract
7. 2026-04-13
   price $94,900
8. 2026-03-30
   listed $99,900 Active
9. 2021-09-20
   soldstatus $76,000 Closed Sale or Rented 614-char remark

   Show marketing remark (614 chars)

   You'll love this 3 bedroom, two-story home with a built in carport. It is a very nice quiet neighborhood in Fletcher School District. The fully fenced in backyard offers a great space for your kiddos and pets to play or enjoy a backyard BBQ. The front of the home catches the eye with a spacious porch to have your morning coffee. Through the front door you'll walk into the living room then dining room that features beautiful custom built-in shutters for the windows. The adorable kitchen offers an eat-in space. Upstairs leads you to three bedrooms and a full bath. Make an appointment and make this home yours.

10. 2021-09-20
    soldstatus $76,000

    Show marketing remark (614 chars)

    You'll love this 3 bedroom, two-story home with a built in carport. It is a very nice quiet neighborhood in Fletcher School District. The fully fenced in backyard offers a great space for your kiddos and pets to play or enjoy a backyard BBQ. The front of the home catches the eye with a spacious porch to have your morning coffee. Through the front door you'll walk into the living room then dining room that features beautiful custom built-in shutters for the windows. The adorable kitchen offers an eat-in space. Upstairs leads you to three bedrooms and a full bath. Make an appointment and make this home yours.

11. 2021-09-17
    status Pending Sale 614-char remark

    Show marketing remark (614 chars)

    You'll love this 3 bedroom, two-story home with a built in carport. It is a very nice quiet neighborhood in Fletcher School District. The fully fenced in backyard offers a great space for your kiddos and pets to play or enjoy a backyard BBQ. The front of the home catches the eye with a spacious porch to have your morning coffee. Through the front door you'll walk into the living room then dining room that features beautiful custom built-in shutters for the windows. The adorable kitchen offers an eat-in space. Upstairs leads you to three bedrooms and a full bath. Make an appointment and make this home yours.

12. 2021-07-12
    status Under Contract- Do Not Show 614-char remark

    Show marketing remark (614 chars)

    You'll love this 3 bedroom, two-story home with a built in carport. It is a very nice quiet neighborhood in Fletcher School District. The fully fenced in backyard offers a great space for your kiddos and pets to play or enjoy a backyard BBQ. The front of the home catches the eye with a spacious porch to have your morning coffee. Through the front door you'll walk into the living room then dining room that features beautiful custom built-in shutters for the windows. The adorable kitchen offers an eat-in space. Upstairs leads you to three bedrooms and a full bath. Make an appointment and make this home yours.

13. 2021-07-02
    listed $73,900 Active 614-char remark

    Show marketing remark (614 chars)

    You'll love this 3 bedroom, two-story home with a built in carport. It is a very nice quiet neighborhood in Fletcher School District. The fully fenced in backyard offers a great space for your kiddos and pets to play or enjoy a backyard BBQ. The front of the home catches the eye with a spacious porch to have your morning coffee. Through the front door you'll walk into the living room then dining room that features beautiful custom built-in shutters for the windows. The adorable kitchen offers an eat-in space. Upstairs leads you to three bedrooms and a full bath. Make an appointment and make this home yours.

ⓘ 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: $3,070 · $256/mo
• Projected year-2 tax: $3,070 · $256/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 · 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: $14,759
• − Mortgage interest: −$5,316
• − Property taxes: −$3,070
• − Insurance: −$474
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,761
• Taxable income: $777
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $1,957/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

+28.4% since first listed

8 events — show timeline

• 2026-04-22 Contingent — UNYREIS
• 2026-04-13 Price Changed $94,900 UNYREIS
• 2026-03-30 Listed $99,900 UNYREIS
• 2021-09-20 Sold (Public Records) $76,000 Public Records
• 2021-09-20 Sold (MLS) $76,000 UNYREIS
• 2021-09-17 Pending — UNYREIS
• 2021-07-12 Pending — UNYREIS
• 2021-07-02 Listed $73,900 UNYREIS

Property tax history

-1.9%/yr

Latest (2025): $3,070 · +4.8% YoY. Source: county tax records.