10 Mcdaniel Ave · Jamestown, NY 14701

$75,000

4 bd · 2.0 ba · 1,738 sqft · SingleFamily public records · 113 Days on market

Built 1895 6,000 sqft lot $43/sqft · 44% below area Est $134k · 44% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Key facts

• 6,000 sq ft lot
• Built 1895
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

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; 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $16k; list at $75k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $56/mo; built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1895 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.91% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.82%
• DSCR: 2.33
• GRM: 4.4

CMA / ARV

• ARV (median comp): $134,412
• List price: $75,000
• Delta: -44.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Genesee St	0.36mi	4/2.0	1,678 (-4%)	2mo	$79,500	$47	76
776 Harding Ave	0.19mi	3/1.5 (-1)	1,676 (-4%)	5mo	$140,400	$84	74
123 Warwick Rd	0.40mi	3/2.0 (-1)	1,635 (-6%)	0mo	$395,000	$242	66
7 Stewart Ave	0.30mi	3/1.5 (-1)	1,615 (-7%)	3mo	$150,000	$93	64
19 Ellis Ave	0.54mi	3/2.5 (-1)	1,728 (-1%)	3mo	$176,500	$102	64
24 Meadow Ln	0.30mi	3/2.0 (-1)	1,525 (-12%)	6mo	$100,000	$66	56
440 Front St	0.53mi	3/1.5 (-1)	1,616 (-7%)	1mo	$162,500	$101	56
173 Hallock St	0.41mi	3/1.5 (-1)	1,550 (-11%)	2mo	$131,000	$85	54
125 Houston Ave	0.63mi	3/2.0 (-1)	1,800 (+4%)	10mo	$299,000	$166	51
16 Rowley Ct	0.60mi	3/2.0 (-1)	1,624 (-7%)	7mo	$275,000	$169	50
19 Hallock St	0.73mi	3/1.5 (-1)	1,600 (-8%)	7mo	$195,000	$122	40
251 Mcdaniel Ave	0.68mi	3/2.0 (-1)	1,543 (-11%)	9mo	$300,000	$194	37

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $17,660
• Equity at exit: $11,183

10-year hold

• IRR: 28.8%
• Equity multiple: 3.57×
• Total profit: $54,074
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $466

Break-even live

Break-even rent $839

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $75,000 Active 113 DOM
2. 2026-06-18
   days on market $75,000 Active 112 DOM
3. 2026-06-17
   days on market $75,000 Active 111 DOM
4. 2026-06-16
   days on market $75,000 Active 110 DOM
5. 2026-06-15
   days on market $75,000 Active 109 DOM
6. 2026-06-14
   days on market $75,000 Active 107 DOM
7. 2026-06-12
   days on market $75,000 Active 106 DOM
8. 2026-06-09
   days on market $75,000 Active 103 DOM
9. 2026-06-08
   days on market $75,000 Active 102 DOM
10. 2026-06-07
    days on market $75,000 Active 101 DOM
11. 2026-06-05
    days on market $75,000 Active 98 DOM
12. 2026-06-02
    days on market $75,000 Active 96 DOM
13. 2026-06-01
    days on market $75,000 Active 95 DOM
14. 2026-05-31
    days on market $75,000 Active 94 DOM
15. 2026-05-30
    days on market $75,000 Active 93 DOM
16. 2026-02-25
    listed $75,000 Active
17. 2026-01-03
    historical
18. 2025-07-16
    listed $80,000 Active
19. 2018-01-30
    soldstatus $16,000 Closed Sale or Rented
20. 2018-01-26
    soldstatus $16,000
21. 2018-01-16
    status Pending Sale
22. 2017-11-15
    price $21,900
23. 2017-11-08
    listed $24,900 Active

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,193 · $183/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,152
• − Mortgage interest: −$4,201
• − Property taxes: −$2,193
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,182
• Taxable income: $4,791
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,447/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

+201.2% since first listed

8 events — show timeline

• 2026-02-25 Listed $75,000 UNYREIS
• 2026-01-03 Listing Removed — UNYREIS
• 2025-07-16 Listed $80,000 UNYREIS
• 2018-01-30 Sold (MLS) $16,000 UNYREIS
• 2018-01-26 Sold (Public Records) $16,000 Public Records
• 2018-01-16 Pending — UNYREIS
• 2017-11-15 Price Changed $21,900 UNYREIS
• 2017-11-08 Listed $24,900 UNYREIS

Property tax history

-2.5%/yr

Latest (2025): $2,193 · +4.8% YoY. Source: county tax records.