414 Jefferson St · Jamestown, NY 14701

$134,900

9 bd · 3.9 ba · 3,836 sqft · MultiFamily public records · 5 Days on market

Built 1900 4,800 sqft lot Est $173k · 22% 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well maintained 4 unit in the heart of downtown Jamestown. Walking distance to shopping and restaurants. Great rental history, and all units are currently rented. Vacancies are rare. Improvements include last year are. .. new roof (tear off), vinyl siding, newer windows, boiler, carpet, and tile flooring. All 4 units are two bedrooms, one bath. Unit #1 has laundry hookup. (Laundry mat is one block away). Baker Park across the street. Non-metered parking across the street. Fenced back yard. You won't find a turnkey income property like this one. Please note, the huge third story attic could be finished!

Key facts

• Multifamily property
• 4,800 sq ft lot
• Built 1900

Tags

• INVESTMENT OPPORTUNITY
• MULTIFAMILY PROPERTY
• STRONG RENTAL HISTORY
• PUBLIC OFF-STREET PARKING
• PROFESSIONALLY MANAGED
• TURNKEY INCOME-PRODUCING ASSET

Property features AI

Finance

• Other: Building has 4 total units; Single gas meter and single electric meter for the building
• Financial info: Owner pays all utilities for rentals; Operating expenses may include professional management, utilities, and water/sewer

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected
• Home design: 3-story multi-family building; Existing/resale property
• Construction: Vinyl siding
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Gas water heater (serves kitchen appliances/hot water)
• Bedrooms: Property contains 4 units (multi-family) — bedroom counts per unit not specified
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: Four full bathrooms
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Attic; Full basement
• Laundry & utility: Utilities: water and sewer connected

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $586/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $135k).
• Cap rate 21.9% 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; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $3,562/mo this rent would consume 86% of the median local household income ($50k/yr) (locally 1838% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.64% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.84%
• DSCR: 3.48
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $172,620
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 W 5th St	0.16mi	8/4.5 (-1)	4,075 (+6%)	8mo	$183,000	$45	68
234 Mckinley Ave	0.53mi	8/4.0 (-1)	3,920 (+2%)	4mo	$40,000	$10	63

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: 54.2%
• Equity multiple: 3.39×
• Total profit: $90,207
• Equity at exit: $20,114

10-year hold

• IRR: 59.3%
• Equity multiple: 6.91×
• Total profit: $223,215
• Equity at exit: $11,664

Cash invested: $37,772 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,562 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$293 /mo · $3,514/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $1,758

Break-even live

Break-even rent $1,337

Max offer price $134,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,834	-5% $1,796	+0% $1,758	+5% $1,719	+10% $1,681
Rent	-10% $1,476	-5% $1,617	+0% $1,758	+5% $1,898	+10% $2,039
Rate	-1.0pp $1,825	-0.5pp $1,792	base $1,758	+0.5pp $1,723	+1.0pp $1,687

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$3,561
Total (3 units)			$3,562

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $134,900 Active 5 DOM
2. 2026-06-18
   days on market $134,900 Active 4 DOM
3. 2026-06-17
   days on market $134,900 Active 3 DOM
4. 2026-06-16
   days on market $134,900 Active 2 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $134,900 Active 1 DOM

ⓘ 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: $3,514 · $293/mo
• Projected year-2 tax: $3,514 · $293/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 2/10 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: $42,744
• − Mortgage interest: −$7,556
• − Property taxes: −$3,514
• − Insurance: −$674
• − Repairs & maintenance: −$3,420
• − Management: −$3,420
• − Depreciation: −$3,924
• Taxable income: $20,236
• Est. tax owed @ 24.0%: −$4,857
• After-tax cash flow: $16,234/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

+132.6% since first listed

10 events — show timeline

• 2026-06-14 Listed $134,900 UNYREIS
• 2015-12-31 Sold (Public Records) $65,000 Public Records
• 2015-12-31 Sold (Public Records) $65,000 Public Records
• 2015-12-31 Sold (MLS) $65,000 UNYREIS
• 2015-03-20 Listed $85,000 UNYREIS
• 2004-12-30 Sold (Public Records) $32,000 Public Records
• 2001-08-06 Listed $45,000 UNYREIS
• 2001-01-29 Listed $49,900 UNYREIS
• 1998-05-07 Sold (Public Records) $48,483 Public Records
• 1994-02-18 Sold (Public Records) $58,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,514 · +4.8% YoY. Source: county tax records.