475 Crescent St · Jamestown, NY 14701

$29,900

4 bd · 2.0 ba · 1,619 sqft · SingleFamily public records · 84 Days on market

Built 1910 3,885 sqft lot $18/sqft · 77% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

This property is currently condemned due to misuse; all utilities can easily be turned back on. Two units featuring tile in the kitchen and bathrooms, with composite flooring throughout the other rooms. Floor damage due to animals. Each unit has laundry hookups Shared driveway space on side of the building Front porch area with alternate entrance to unit

Key facts

• Tile in bathrooms
• Composite flooring
• Tile in kitchen

Tags

• TILE IN KITCHEN
• TILE IN BATHROOMS
• COMPOSITE FLOORING
• LAUNDRY HOOKUPS
• SHARED DRIVEWAY SPACE
• FRONT PORCH AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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 34% 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $30k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1910 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.66% ✓
• Cap rate: 40.74%
• Cash-on-cash: 123.03%
• DSCR: 6.47
• GRM: 1.8

CMA / ARV

• ARV (median comp): $127,831
• List price: $29,900
• Delta: -76.61%
• 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
122 Weeks St	0.18mi	3/2.0 (-1)	1,556 (-4%)	2mo	$131,000	$84	78
40 Bowen St	0.34mi	3/1.0 (-1)	1,548 (-4%)	0mo	$72,500	$47	68
104 Falconer St	0.40mi	3/1.0 (-1)	1,672 (+3%)	1mo	$35,000	$21	66
126 Newton Ave	0.49mi	5/1.0 (+1)	1,658 (+2%)	5mo	$111,500	$67	60
14 Harris Ave	0.71mi	4/1.0	1,644 (+2%)	0mo	$160,000	$97	60
241 Clyde Ave	0.55mi	3/2.0 (-1)	1,762 (+9%)	2mo	$160,000	$91	53
11 Bowen St	0.33mi	5/1.0 (+1)	1,825 (+13%)	4mo	$30,000	$16	51
133 Euclid Ave	0.60mi	3/1.0 (-1)	1,500 (-7%)	3mo	$48,000	$32	48
193 Bowen St	0.41mi	3/1.0 (-1)	1,402 (-13%)	5mo	$61,500	$44	46
81 Hotchkiss St	0.54mi	3/1.0 (-1)	1,451 (-10%)	5mo	$150,900	$104	44
76 Pearl Ave	0.64mi	3/1.0 (-1)	1,439 (-11%)	3mo	$101,999	$71	40
24 Eagle St	0.58mi	3/1.0 (-1)	1,392 (-14%)	2mo	$53,000	$38	39

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: —
• Equity multiple: 6.96×
• Total profit: $49,865
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 14.62×
• Total profit: $113,989
• Equity at exit: $2,585

Cash invested: $8,372 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $858

Break-even live

Break-even rent $307

Max offer price $29,900

Occupancy floor 33%

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: $7,475
• Closing costs: $897
• 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	1.24mi

Listing history 21 events

1. 2026-06-19
   days on market $29,900 Active 84 DOM
2. 2026-06-18
   days on market $29,900 Active 83 DOM
3. 2026-06-17
   days on market $29,900 Active 82 DOM
4. 2026-06-16
   days on market $29,900 Active 81 DOM
5. 2026-06-15
   days on market $29,900 Active 80 DOM
6. 2026-06-14
   days on market $29,900 Active 78 DOM
7. 2026-06-12
   days on market $29,900 Active 77 DOM
8. 2026-06-09
   days on market $29,900 Active 74 DOM
9. 2026-06-08
   days on market $29,900 Active 73 DOM
10. 2026-06-07
    days on market $29,900 Active 72 DOM
11. 2026-06-05
    days on market $29,900 Active 69 DOM
12. 2026-06-02
    days on market $29,900 Active 67 DOM
13. 2026-06-01
    days on market $29,900 Active 66 DOM
14. 2026-05-31
    days on market $29,900 Active 65 DOM
15. 2026-05-30
    days on market $29,900 Active 64 DOM
16. 2026-04-24
    status Active 360-char remark

    Show marketing remark (360 chars)

    This property is currently condemned due to misuse; all utilities can easily be turned back on. Two units featuring tile in the kitchen and bathrooms, with composite flooring throughout the other rooms. Floor damage due to animals. Each unit has laundry hookups Shared driveway space on side of the building Front porch area with alternate entrance to unit

17. 2026-03-30
    historical Active Under Contract 360-char remark

    Show marketing remark (360 chars)

    This property is currently condemned due to misuse; all utilities can easily be turned back on. Two units featuring tile in the kitchen and bathrooms, with composite flooring throughout the other rooms. Floor damage due to animals. Each unit has laundry hookups Shared driveway space on side of the building Front porch area with alternate entrance to unit

18. 2026-03-27
    listed $29,900 Active 360-char remark

    Show marketing remark (360 chars)

    This property is currently condemned due to misuse; all utilities can easily be turned back on. Two units featuring tile in the kitchen and bathrooms, with composite flooring throughout the other rooms. Floor damage due to animals. Each unit has laundry hookups Shared driveway space on side of the building Front porch area with alternate entrance to unit

19. 2012-09-13
    soldstatus $16,000
20. 2007-09-10
    listed $20,900
21. 2007-05-29
    listed $17,799

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $877 · $73/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 8 d/yr ≥91°F today · 18 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: $16,719
• − Mortgage interest: −$1,675
• − Property taxes: −$877
• − Insurance: −$150
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$870
• Taxable income: $10,473
• Est. tax owed @ 24.0%: −$2,513
• After-tax cash flow: $7,786/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

+68.0% since first listed

6 events — show timeline

• 2026-04-24 Relisted — UNYREIS
• 2026-03-30 Contingent — UNYREIS
• 2026-03-27 Listed $29,900 UNYREIS
• 2012-09-13 Sold (Public Records) $16,000 Public Records
• 2007-09-10 Listed $20,900 UNYREIS
• 2007-05-29 Listed $17,799 UNYREIS

Property tax history

-4.2%/yr

Latest (2025): $877 · +4.8% YoY. Source: county tax records.