169 Hallock St · Jamestown, NY 14701

$99,900

3 bd · 2.0 ba · 1,549 sqft · SingleFamily public records · 314 Days on market

Built 1912 6,000 sqft lot $64/sqft · 37% below area Est $159k · 37% 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 +24.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• DSCR +7.8/10.0
• 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 home is being offered "As Is. " Located on Jamestown’s desirable west side, this vinyl-sided 3-bedroom, 2-bathroom home offers a unique blend of classic charm and modern upgrades. The main floor features hardwood trim and spacious living areas, while the second-floor bathroom is a standout—approximately 85% complete, it's designed as a retreat with a large walk-in shower, sauna, and jacuzzi tub. Recent updates include a high-end hot water boiler heating system, a new hot water tank, and a whole-house water filtration system. Whether you’re looking to finish the vision or invest in a solid property with major systems already upgraded, this is a great opportunity.

Key facts

• Vinyl-sided
• Sauna
• Large walk-in shower

Tags

• VINYL-SIDED
• HARDWOOD TRIM
• LARGE WALK-IN SHOWER
• SAUNA
• JACUZZI TUB
• HIGH-END HOT WATER BOILER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 32% 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 $691 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 314 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $66k; list at $100k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.31% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 6.3

CMA / ARV

• ARV (median comp): $159,095
• List price: $99,900
• Delta: -37.21%
• 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
173 Hallock St	0.01mi	3/1.5	1,550 (+0%)	2mo	$131,000	$85	96
440 Front St	0.18mi	3/1.5	1,616 (+4%)	1mo	$162,500	$101	82
7 Stewart Ave	0.35mi	3/1.5	1,615 (+4%)	3mo	$150,000	$93	72
80 Stewart Ave	0.18mi	3/1.5	1,365 (-12%)	4mo	$97,335	$71	67
19 Ellis Ave	0.22mi	3/2.5	1,728 (+12%)	3mo	$176,500	$102	66
123 Warwick Rd	0.58mi	3/2.0	1,635 (+6%)	0mo	$395,000	$242	64
44 Meadow Ln	0.48mi	3/1.5	1,428 (-8%)	1mo	$116,494	$82	62
26 Hess St	0.21mi	3/1.0	1,360 (-12%)	5mo	$145,000	$107	62
9 Genesee St	0.44mi	4/2.0 (+1)	1,678 (+8%)	2mo	$79,500	$47	59
32 Meadow Ln	0.45mi	4/1.5 (+1)	1,347 (-13%)	2mo	$129,000	$96	49
1389 Newland Ave	0.45mi	3/1.0	1,328 (-14%)	4mo	$65,000	$49	48
102 Lister St	0.68mi	3/1.0	1,344 (-13%)	4mo	$45,000	$33	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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,477
• Equity at exit: $14,895

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $13,650
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$274 /mo · $3,289/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $198

Break-even live

Break-even rent $1,063

Max offer price $99,900

Occupancy floor 80%

Sensitivity live

Price	-10% $254	-5% $226	+0% $198	+5% $170	+10% $141
Rent	-10% $94	-5% $146	+0% $198	+5% $250	+10% $302
Rate	-1.0pp $248	-0.5pp $223	base $198	+0.5pp $172	+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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	44d	1	0.33mi

Listing history 23 events

1. 2026-06-19
   days on market $99,900 Active 314 DOM
2. 2026-06-18
   days on market $99,900 Active 313 DOM
3. 2026-06-17
   days on market $99,900 Active 312 DOM
4. 2026-06-16
   days on market $99,900 Active 311 DOM
5. 2026-06-15
   days on market $99,900 Active 310 DOM
6. 2026-06-14
   days on market $99,900 Active 308 DOM
7. 2026-06-12
   days on market $99,900 Active 307 DOM
8. 2026-06-09
   days on market $99,900 Active 304 DOM
9. 2026-06-08
   days on market $99,900 Active 303 DOM
10. 2026-06-07
    days on market $99,900 Active 302 DOM
11. 2026-06-05
    days on market $99,900 Active 299 DOM
12. 2026-06-02
    days on market $99,900 Active 297 DOM
13. 2026-06-01
    days on market $99,900 Active 296 DOM
14. 2026-05-31
    days on market $99,900 Active 295 DOM
15. 2026-05-30
    days on market $99,900 Active 294 DOM
16. 2025-08-08
    listed $99,900 Active 704-char remark

    Show marketing remark (704 chars)

    This home is being offered "As Is. " Located on Jamestown’s desirable west side, this vinyl-sided 3-bedroom, 2-bathroom home offers a unique blend of classic charm and modern upgrades. The main floor features hardwood trim and spacious living areas, while the second-floor bathroom is a standout—approximately 85% complete, it's designed as a retreat with a large walk-in shower, sauna, and jacuzzi tub. Recent updates include a high-end hot water boiler heating system, a new hot water tank, and a whole-house water filtration system. Whether you’re looking to finish the vision or invest in a solid property with major systems already upgraded, this is a great opportunity.

17. 2013-08-06
    soldstatus $66,000 671-char remark

    Show marketing remark (671 chars)

    Westside three bedroom two bath home just right for the growing family. Living has remote control gas stove in fireplace. Formal dining room with bay window next to kitchen with large pantry room. Downstairs bath off kitchen has shower and ceramic tile floor. Oak pocket doors can seperate living room and front foyer. Upstairs there are three bedrooms and awesome master bath with jetted garden tub, seperate shower and cedar sauna and ceramic tile floor. Also a heated finished attic for playroom, office, etc. All water lines have been replaced with copper and pex lines. The exterior has 3 year roof tearoff, vinyl siding and replacement windows and fenced back yard.

18. 2013-04-08
    listed $66,500 671-char remark

    Show marketing remark (671 chars)

    Westside three bedroom two bath home just right for the growing family. Living has remote control gas stove in fireplace. Formal dining room with bay window next to kitchen with large pantry room. Downstairs bath off kitchen has shower and ceramic tile floor. Oak pocket doors can seperate living room and front foyer. Upstairs there are three bedrooms and awesome master bath with jetted garden tub, seperate shower and cedar sauna and ceramic tile floor. Also a heated finished attic for playroom, office, etc. All water lines have been replaced with copper and pex lines. The exterior has 3 year roof tearoff, vinyl siding and replacement windows and fenced back yard.

19. 2005-04-07
    soldstatus $68,500
20. 2005-04-04
    soldstatus $68,500
21. 2005-02-01
    listed $69,000
22. 1996-06-04
    soldstatus $54,000
23. 1991-11-26
    soldstatus $55,250

ⓘ 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: $3,289 · $274/mo
• Projected year-2 tax: $3,289 · $274/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 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: $15,759
• − Mortgage interest: −$5,596
• − Property taxes: −$3,289
• − Insurance: −$500
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,906
• Taxable income: $946
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,147/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

+80.8% since first listed

8 events — show timeline

• 2025-08-08 Listed $99,900 UNYREIS
• 2013-08-06 Sold (MLS) $66,000 UNYREIS
• 2013-04-08 Listed $66,500 UNYREIS
• 2005-04-07 Sold (MLS) $68,500 UNYREIS
• 2005-04-04 Sold (Public Records) $68,500 Public Records
• 2005-02-01 Listed $69,000 UNYREIS
• 1996-06-04 Sold (Public Records) $54,000 Public Records
• 1991-11-26 Sold (Public Records) $55,250 Public Records

Property tax history

-6.4%/yr

Latest (2025): $3,289 · +4.8% YoY. Source: county tax records.