78 Beech St · Jamestown, NY 14701

$77,000

3 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 20 Days on market

Built 1922 522 sqft lot Est $114k · 33% under

---

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

Listing remarks MLS

Step back in time, when homes were built well & neighbors were important. Life was easier & time seemed to slow down. You can bring this lifestyle back into your life when you step onto this huge front swing porch of this charming south side 3 bdrm 1.7 story with hardwood floors & natural woodwork 1920's classic home in a preserved neighborhood. The solid wood front door greets you into the front hall with open oak staircase. The large comfortable living room and over-sized formal dining room take up the major portion of the 1st floor with the exception of newer kitchen w/ center island & sink. The newer oak kitchen/ center island & original cabinets in the pantry blends the old with new. Up the staircase to the 2nd floor, you will find a newly updated bath, 3 bdrms - all with large closets & a very convenient laundry chute. The huge attic is reached through a large walk-in closet. The walk out basement houses gas boiler, gas hot water tank, extra bonus room, heated laundry room a

Key facts

• Attic
• Large front porch
• Full basement

Tags

• CRAFTSMAN STYLE RESIDENCE
• LARGE FRONT PORCH
• ISLAND SINK
• BUTLER PANTRY
• FULL BASEMENT
• ATTIC

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story; Existing construction
• Construction: Wood siding; Shingle roof; Block foundation
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (approx. 51 x 100)

Interior

• Kitchen: Built-in range; Built-in oven; Refrigerator
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Baseboard heat
• Interior features: Separate/formal living room; Kitchen island; Solid surface counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 16.8% 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: amenities D, crime F, commute 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.
• Zoned schools: Milton J Fletcher Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 530 students, 74% FRL); Thomas Jefferson Middle School (math 25% / reading 40%, grade F, #504 of 729 statewide, top 70%, 406 students, 79% FRL); Jamestown High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 1,315 students, 80% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Jamestown City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 319 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $77k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,845 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.60% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $114,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Linwood Ave	0.16mi	3/2.0	1,337 (-1%)	3mo	$90,000	$67	85
117 Camp St	0.17mi	3/1.5	1,392 (+3%)	2mo	$115,000	$83	83
307 Newland Ave	0.38mi	3/1.0	1,334 (-1%)	3mo	$50,000	$37	78
60 W Virginia Blvd	0.18mi	3/1.5	1,469 (+9%)	4mo	$145,000	$99	71
101 E Virginia Blvd	0.35mi	3/1.5	1,412 (+5%)	6mo	$191,250	$135	68
214 Hazzard St	0.25mi	4/1.5 (+1)	1,434 (+6%)	5mo	$83,000	$58	66
137 Midgley St	0.49mi	3/1.5	1,380 (+2%)	7mo	$154,900	$112	65
405 Hebner St	0.36mi	3/1.5	1,260 (-6%)	8mo	$178,000	$141	64
128 Howard St	0.59mi	2/1.0 (-1)	1,404 (+4%)	1mo	$38,000	$27	60
9 Myers Ave	0.69mi	3/1.0	1,290 (-4%)	3mo	$35,000	$27	58
34 Sanford Dr	0.66mi	3/1.5	1,201 (-11%)	1mo	$170,000	$142	48
513 Prospect St	0.64mi	2/2.0 (-1)	1,176 (-13%)	4mo	$100,000	$85	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: 13.5%
• Equity multiple: 1.54×
• Total profit: $11,632
• Equity at exit: $11,481

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $41,334
• Equity at exit: $6,658

Cash invested: $21,560 (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: 319
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $378

Break-even live

Break-even rent $754

Max offer price $77,000

Occupancy floor 64%

Sensitivity live

Price	-10% $421	-5% $399	+0% $378	+5% $356	+10% $334
Rent	-10% $280	-5% $329	+0% $378	+5% $426	+10% $475
Rate	-1.0pp $416	-0.5pp $397	base $378	+0.5pp $358	+1.0pp $337

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	46d	1	0.07mi
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	46d	1	1.41mi

Listing history 16 events

1. 2026-06-12
   status $77,000 Pending 20 DOM
2. 2026-06-09
   days on market $77,000 Active 20 DOM
3. 2026-06-08
   days on market $77,000 Active 19 DOM
4. 2026-06-07
   days on market $77,000 Active 18 DOM
5. 2026-06-05
   days on market $77,000 Active 15 DOM
6. 2026-06-02
   pricedays on market $77,000 Active 13 DOM
7. 2026-06-01
   days on market $83,000 Active 12 DOM
8. 2026-05-31
   days on market $83,000 Active 11 DOM
9. 2026-05-30
   days on market $83,000 Active 10 DOM
10. 2026-05-20
    listed $83,000 Active
11. 2011-10-31
    soldstatus $47,000 1032-char remark

    Show marketing remark (1032 chars)

    Step back in time, when homes were built well & neighbors were important. Life was easier & time seemed to slow down. You can bring this lifestyle back into your life when you step onto this huge front swing porch of this charming south side 3 bdrm 1.7 story with hardwood floors & natural woodwork 1920's classic home in a preserved neighborhood. The solid wood front door greets you into the front hall with open oak staircase. The large comfortable living room and over-sized formal dining room take up the major portion of the 1st floor with the exception of newer kitchen w/ center island & sink. The newer oak kitchen/ center island & original cabinets in the pantry blends the old with new. Up the staircase to the 2nd floor, you will find a newly updated bath, 3 bdrms - all with large closets & a very convenient laundry chute. The huge attic is reached through a large walk-in closet. The walk out basement houses gas boiler, gas hot water tank, extra bonus room, heated laundry room a

12. 2011-10-20
    soldstatus $47,000
13. 2011-07-13
    listed $49,700 1032-char remark

    Show marketing remark (1032 chars)

    Step back in time, when homes were built well & neighbors were important. Life was easier & time seemed to slow down. You can bring this lifestyle back into your life when you step onto this huge front swing porch of this charming south side 3 bdrm 1.7 story with hardwood floors & natural woodwork 1920's classic home in a preserved neighborhood. The solid wood front door greets you into the front hall with open oak staircase. The large comfortable living room and over-sized formal dining room take up the major portion of the 1st floor with the exception of newer kitchen w/ center island & sink. The newer oak kitchen/ center island & original cabinets in the pantry blends the old with new. Up the staircase to the 2nd floor, you will find a newly updated bath, 3 bdrms - all with large closets & a very convenient laundry chute. The huge attic is reached through a large walk-in closet. The walk out basement houses gas boiler, gas hot water tank, extra bonus room, heated laundry room a

14. 2011-01-04
    soldstatus $35,000 244-char remark

    Show marketing remark (244 chars)

    Off Street parking. Classic 2 story home w/ beautiful woodwork hard wood floors and built-ins. Modern kitchen w/ breakfast bar, roof, new boiler 1989. Newer kitchen w/ appliances. Large pantry, walk out basement, full attic, perennial gardens.

15. 2011-01-04
    soldstatus $35,000

    Show marketing remark (244 chars)

    Off Street parking. Classic 2 story home w/ beautiful woodwork hard wood floors and built-ins. Modern kitchen w/ breakfast bar, roof, new boiler 1989. Newer kitchen w/ appliances. Large pantry, walk out basement, full attic, perennial gardens.

16. 2010-06-07
    listed $44,500 244-char remark

    Show marketing remark (244 chars)

    Off Street parking. Classic 2 story home w/ beautiful woodwork hard wood floors and built-ins. Modern kitchen w/ breakfast bar, roof, new boiler 1989. Newer kitchen w/ appliances. Large pantry, walk out basement, full attic, perennial gardens.

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $1,919 · $160/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 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: $14,786
• − Mortgage interest: −$4,313
• − Property taxes: −$1,919
• − Insurance: −$385
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,240
• Taxable income: $3,563
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $3,676/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

+86.5% since first listed

7 events — show timeline

• 2026-05-20 Listed $83,000 WNYREIS
• 2011-10-31 Sold (MLS) $47,000 UNYREIS
• 2011-10-20 Sold (Public Records) $47,000 Public Records
• 2011-07-13 Listed $49,700 UNYREIS
• 2011-01-04 Sold (Public Records) $35,000 Public Records
• 2011-01-04 Sold (MLS) $35,000 UNYREIS
• 2010-06-07 Listed $44,500 UNYREIS

Property tax history

-2.3%/yr

Latest (2025): $1,919 · +4.8% YoY. Source: county tax records.