287 Hallock St · Jamestown, NY 14701

$124,900

3 bd · 1.5 ba · 1,640 sqft · SingleFamily public records · 24 Days on market

Built 1930 6,050 sqft lot $76/sqft · at area comps Est $129k · at est.

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Why this score? — see what drove the C- 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 +20.3/30.0
• ARV discount +9.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• 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

MOTIVATED SELLER, BRING AN OFFER. Located on the Western end of Jamestown, this roomy three-bedroom home is close to shopping, schools, and entertainment. The main floor has a foyer, a formal dining room, and a den/study. As an added bonus there is a workshop. The living room is cozy and has lots of windows for natural lighting. The kitchen is thoughtfully laid out and has easy-to-clean laminate flooring. There is also a half-bath on the main floor. The three bedrooms are upstairs, and the main bedroom has a walk-in closet. The full bathroom and the laundry room are also on the second floor. There is stair access to the unfinished attic, and the partial basement has an exterior walk-out. The house used to be a 2-unit and was switched back to a single-family home. Therefore, there are two forced air furnaces, both with central air: one in the attic for the upstairs and one in the basement for the downstairs. The first-floor windows are all only a year old. The house and trim just received a fresh coat of paint. Have a Plan!

Key facts

• Extra storage
• Wood moldings
• Nice backyard

Tags

• WOOD MOLDINGS
• SECOND-FLOOR LAUNDRY ROOM
• EXTRA STORAGE
• NICE BACKYARD

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story house; Existing/resale property
• Construction: Shake siding; Asphalt shingle roof; Stone foundation; Built previously (existing)
• Exterior features: Covered patio/porch; Patio; Porch

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Den and separate/formal living and dining rooms; Entrance foyer; Storage; See remarks
• Laundry & utility: Washer and dryer included; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $864 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $96k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $129,093
• List price: $124,900
• Delta: -3.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Stewart Ave	0.12mi	3/1.5	1,615 (-2%)	3mo	$150,000	$93	90
776 Harding Ave	0.20mi	3/1.5	1,676 (+2%)	5mo	$140,400	$84	83
440 Front St	0.34mi	3/1.5	1,616 (-2%)	1mo	$162,500	$101	81
9 Genesee St	0.21mi	4/2.0 (+1)	1,678 (+2%)	2mo	$79,500	$47	78
173 Hallock St	0.27mi	3/1.5	1,550 (-6%)	2mo	$131,000	$85	77
24 Meadow Ln	0.17mi	3/2.0	1,525 (-7%)	6mo	$100,000	$66	74
123 Warwick Rd	0.56mi	3/2.0	1,635 (-0%)	0mo	$395,000	$242	71
19 Ellis Ave	0.34mi	3/2.5	1,728 (+5%)	3mo	$176,500	$102	68
44 Meadow Ln	0.21mi	3/1.5	1,428 (-13%)	1mo	$116,494	$82	68
114 Catlin Ave	0.23mi	3/2.0	1,470 (-10%)	7mo	$130,000	$88	64
19 Hallock St	0.63mi	3/1.5	1,600 (-2%)	7mo	$195,000	$122	60
583 Front St	0.40mi	3/1.0	1,414 (-14%)	8mo	$146,000	$103	50

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-9,970
• Equity at exit: $18,623

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $4,619
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $161

Break-even live

Break-even rent $1,109

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• 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	43d	1	0.08mi

Listing history 20 events

1. 2026-06-05
   statusdays on market $124,900 Pending 24 DOM
2. 2026-06-02
   statusdays on market $124,900 Active Under Contract 22 DOM
3. 2026-06-01
   days on market $124,900 Active 21 DOM
4. 2026-05-31
   days on market $124,900 Active 20 DOM
5. 2026-05-30
   days on market $124,900 Active 19 DOM
6. 2026-05-11
   listed $124,900 Active 496-char remark
7. 2024-01-22
   soldstatus $96,000 Closed 1038-char remark

   Show marketing remark (1038 chars)

   MOTIVATED SELLER, BRING AN OFFER. Located on the Western end of Jamestown, this roomy three-bedroom home is close to shopping, schools, and entertainment. The main floor has a foyer, a formal dining room, and a den/study. As an added bonus there is a workshop. The living room is cozy and has lots of windows for natural lighting. The kitchen is thoughtfully laid out and has easy-to-clean laminate flooring. There is also a half-bath on the main floor. The three bedrooms are upstairs, and the main bedroom has a walk-in closet. The full bathroom and the laundry room are also on the second floor. There is stair access to the unfinished attic, and the partial basement has an exterior walk-out. The house used to be a 2-unit and was switched back to a single-family home. Therefore, there are two forced air furnaces, both with central air: one in the attic for the upstairs and one in the basement for the downstairs. The first-floor windows are all only a year old. The house and trim just received a fresh coat of paint. Have a Plan!

8. 2024-01-22
   soldstatus $96,000

   Show marketing remark (1038 chars)

   MOTIVATED SELLER, BRING AN OFFER. Located on the Western end of Jamestown, this roomy three-bedroom home is close to shopping, schools, and entertainment. The main floor has a foyer, a formal dining room, and a den/study. As an added bonus there is a workshop. The living room is cozy and has lots of windows for natural lighting. The kitchen is thoughtfully laid out and has easy-to-clean laminate flooring. There is also a half-bath on the main floor. The three bedrooms are upstairs, and the main bedroom has a walk-in closet. The full bathroom and the laundry room are also on the second floor. There is stair access to the unfinished attic, and the partial basement has an exterior walk-out. The house used to be a 2-unit and was switched back to a single-family home. Therefore, there are two forced air furnaces, both with central air: one in the attic for the upstairs and one in the basement for the downstairs. The first-floor windows are all only a year old. The house and trim just received a fresh coat of paint. Have a Plan!

9. 2024-01-12
   status Pending 1038-char remark

   Show marketing remark (1038 chars)

   MOTIVATED SELLER, BRING AN OFFER. Located on the Western end of Jamestown, this roomy three-bedroom home is close to shopping, schools, and entertainment. The main floor has a foyer, a formal dining room, and a den/study. As an added bonus there is a workshop. The living room is cozy and has lots of windows for natural lighting. The kitchen is thoughtfully laid out and has easy-to-clean laminate flooring. There is also a half-bath on the main floor. The three bedrooms are upstairs, and the main bedroom has a walk-in closet. The full bathroom and the laundry room are also on the second floor. There is stair access to the unfinished attic, and the partial basement has an exterior walk-out. The house used to be a 2-unit and was switched back to a single-family home. Therefore, there are two forced air furnaces, both with central air: one in the attic for the upstairs and one in the basement for the downstairs. The first-floor windows are all only a year old. The house and trim just received a fresh coat of paint. Have a Plan!

10. 2023-11-20
    status Pending Sale 1038-char remark

    Show marketing remark (1038 chars)

    MOTIVATED SELLER, BRING AN OFFER. Located on the Western end of Jamestown, this roomy three-bedroom home is close to shopping, schools, and entertainment. The main floor has a foyer, a formal dining room, and a den/study. As an added bonus there is a workshop. The living room is cozy and has lots of windows for natural lighting. The kitchen is thoughtfully laid out and has easy-to-clean laminate flooring. There is also a half-bath on the main floor. The three bedrooms are upstairs, and the main bedroom has a walk-in closet. The full bathroom and the laundry room are also on the second floor. There is stair access to the unfinished attic, and the partial basement has an exterior walk-out. The house used to be a 2-unit and was switched back to a single-family home. Therefore, there are two forced air furnaces, both with central air: one in the attic for the upstairs and one in the basement for the downstairs. The first-floor windows are all only a year old. The house and trim just received a fresh coat of paint. Have a Plan!

11. 2023-11-05
    historical Continue to Show- Under Contract 1038-char remark

    Show marketing remark (1038 chars)

    MOTIVATED SELLER, BRING AN OFFER. Located on the Western end of Jamestown, this roomy three-bedroom home is close to shopping, schools, and entertainment. The main floor has a foyer, a formal dining room, and a den/study. As an added bonus there is a workshop. The living room is cozy and has lots of windows for natural lighting. The kitchen is thoughtfully laid out and has easy-to-clean laminate flooring. There is also a half-bath on the main floor. The three bedrooms are upstairs, and the main bedroom has a walk-in closet. The full bathroom and the laundry room are also on the second floor. There is stair access to the unfinished attic, and the partial basement has an exterior walk-out. The house used to be a 2-unit and was switched back to a single-family home. Therefore, there are two forced air furnaces, both with central air: one in the attic for the upstairs and one in the basement for the downstairs. The first-floor windows are all only a year old. The house and trim just received a fresh coat of paint. Have a Plan!

12. 2023-11-02
    price $105,000 1038-char remark

    Show marketing remark (1038 chars)

    MOTIVATED SELLER, BRING AN OFFER. Located on the Western end of Jamestown, this roomy three-bedroom home is close to shopping, schools, and entertainment. The main floor has a foyer, a formal dining room, and a den/study. As an added bonus there is a workshop. The living room is cozy and has lots of windows for natural lighting. The kitchen is thoughtfully laid out and has easy-to-clean laminate flooring. There is also a half-bath on the main floor. The three bedrooms are upstairs, and the main bedroom has a walk-in closet. The full bathroom and the laundry room are also on the second floor. There is stair access to the unfinished attic, and the partial basement has an exterior walk-out. The house used to be a 2-unit and was switched back to a single-family home. Therefore, there are two forced air furnaces, both with central air: one in the attic for the upstairs and one in the basement for the downstairs. The first-floor windows are all only a year old. The house and trim just received a fresh coat of paint. Have a Plan!

13. 2023-10-11
    listed $114,900 Active 1038-char remark

    Show marketing remark (1038 chars)

    MOTIVATED SELLER, BRING AN OFFER. Located on the Western end of Jamestown, this roomy three-bedroom home is close to shopping, schools, and entertainment. The main floor has a foyer, a formal dining room, and a den/study. As an added bonus there is a workshop. The living room is cozy and has lots of windows for natural lighting. The kitchen is thoughtfully laid out and has easy-to-clean laminate flooring. There is also a half-bath on the main floor. The three bedrooms are upstairs, and the main bedroom has a walk-in closet. The full bathroom and the laundry room are also on the second floor. There is stair access to the unfinished attic, and the partial basement has an exterior walk-out. The house used to be a 2-unit and was switched back to a single-family home. Therefore, there are two forced air furnaces, both with central air: one in the attic for the upstairs and one in the basement for the downstairs. The first-floor windows are all only a year old. The house and trim just received a fresh coat of paint. Have a Plan!

14. 2021-01-22
    soldstatus $31,000
15. 2017-09-05
    soldstatus $20,000
16. 2009-05-18
    listed $36,000
17. 2007-10-29
    listed $45,500
18. 2004-06-26
    listed $47,800
19. 2003-07-10
    listed $47,800
20. 1997-09-29
    soldstatus $42,300

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$41/yr (+$3/mo · 2.0%)

ⓘ 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: $15,750
• − Mortgage interest: −$6,996
• − Property taxes: −$2,028
• − Insurance: −$624
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,633
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $1,942/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

+195.3% since first listed

17 events — show timeline

• 2026-06-05 Pending — UNYREIS
• 2026-06-02 Contingent — UNYREIS
• 2026-05-11 Listed $124,900 UNYREIS
• 2024-01-22 Sold (Public Records) $96,000 Public Records
• 2024-01-22 Sold (MLS) $96,000 UNYREIS
• 2024-01-12 Pending — UNYREIS
• 2023-11-20 Pending — UNYREIS
• 2023-11-05 Contingent — UNYREIS
• 2023-11-02 Price Changed $105,000 UNYREIS
• 2023-10-11 Listed $114,900 UNYREIS
• 2021-01-22 Sold (Public Records) $31,000 Public Records
• 2017-09-05 Sold (Public Records) $20,000 Public Records
• 2009-05-18 Listed $36,000 UNYREIS
• 2007-10-29 Listed $45,500 UNYREIS
• 2004-06-26 Listed $47,800 UNYREIS
• 2003-07-10 Listed $47,800 UNYREIS
• 1997-09-29 Sold (Public Records) $42,300 Public Records

Property tax history

-3.5%/yr

Latest (2025): $2,028 · +4.8% YoY. Source: county tax records.