393 Buffalo St · Jamestown, NY 14701

$59,000

3 bd · 1.0 ba · 1,453 sqft · SingleFamily public records · 182 Days on market

Built 1905 3,000 sqft lot $41/sqft · 26% below area Est $80k · 26% 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

Listing remarks MLS

Solid single family home with detached garage within walking distance of schools, Parks and more. Currently tenant occupied for 800 per month plus utilities. Can be sold in a package with 385 buffalo, 400 buffalo and 339 falconer.

Key facts

• Detached garage
• 3,000 sq ft lot
• Garage

Tags

• DETACHED GARAGE
• WALKING DISTANCE OF SCHOOLS
• WALKING DISTANCE OF PARKS

🏷️ Possibly a rental listed for sale. The $59,000 price doesn't fit this home's estimated sale value (~$79,882) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

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; 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 $408 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $15k; list at $59k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1905 — 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: 1.94% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.87%
• DSCR: 2.37
• GRM: 4.3

CMA / ARV

• ARV (median comp): $79,882
• List price: $59,000
• Delta: -26.14%
• 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
81 Hotchkiss St	0.34mi	3/1.0	1,451 (-0%)	5mo	$150,900	$104	80
193 Bowen St	0.38mi	3/1.0	1,402 (-4%)	5mo	$61,500	$44	72
122 Weeks St	0.22mi	3/2.0	1,556 (+7%)	2mo	$131,000	$84	72
217 Newton Ave	0.26mi	3/1.5	1,536 (+6%)	7mo	$125,000	$81	70
40 Bowen St	0.49mi	3/1.0	1,548 (+6%)	0mo	$72,500	$47	66
133 Euclid Ave	0.57mi	3/1.0	1,500 (+3%)	3mo	$48,000	$32	65
154 Falconer St	0.43mi	3/1.0	1,534 (+6%)	8mo	$55,000	$36	64
48 Blanchard St	0.52mi	3/1.5	1,506 (+4%)	7mo	$20,000	$13	62
71 Hotchkiss St	0.33mi	3/1.0	1,284 (-12%)	7mo	$118,000	$92	60
650 Barrows St	0.39mi	3/2.0	1,313 (-10%)	4mo	$65,000	$50	59
120 Harris Ave	0.68mi	3/2.0	1,334 (-8%)	1mo	$215,000	$161	50
134 Sturges St	0.41mi	4/1.5 (+1)	1,608 (+11%)	7mo	$154,000	$96	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: 25.7%
• Equity multiple: 2.06×
• Total profit: $17,565
• Equity at exit: $8,797

10-year hold

• IRR: 33.4%
• Equity multiple: 4.05×
• Total profit: $50,396
• Equity at exit: $5,101

Cash invested: $16,520 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $425

Break-even live

Break-even rent $608

Max offer price $59,000

Occupancy floor 58%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	43d	1	0.84mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	43d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $59,000 Active 182 DOM
2. 2026-06-17
   days on market $59,000 Active 181 DOM
3. 2026-06-16
   days on market $59,000 Active 180 DOM
4. 2026-06-15
   days on market $59,000 Active 179 DOM
5. 2026-06-14
   days on market $59,000 Active 177 DOM
6. 2026-06-12
   days on market $59,000 Active 176 DOM
7. 2026-06-09
   days on market $59,000 Active 173 DOM
8. 2026-06-08
   days on market $59,000 Active 172 DOM
9. 2026-06-07
   days on market $59,000 Active 171 DOM
10. 2026-06-05
    days on market $59,000 Active 168 DOM
11. 2026-06-02
    days on market $59,000 Active 166 DOM
12. 2026-06-01
    days on market $59,000 Active 165 DOM
13. 2026-05-31
    days on market $59,000 Active 164 DOM
14. 2026-05-30
    days on market $59,000 Active 163 DOM
15. 2025-12-18
    listed $59,000 Active 230-char remark

    Show marketing remark (230 chars)

    Solid single family home with detached garage within walking distance of schools, Parks and more. Currently tenant occupied for 800 per month plus utilities. Can be sold in a package with 385 buffalo, 400 buffalo and 339 falconer.

16. 2025-12-14
    historical
17. 2025-06-14
    listed $64,900 Active
18. 2024-08-20
    historical
19. 2024-03-01
    historical Active Under Contract
20. 2024-02-22
    listed $59,900 Active
21. 2015-08-20
    soldstatus $15,000

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $1,754 · $146/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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 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: $13,748
• − Mortgage interest: −$3,305
• − Property taxes: −$1,754
• − Insurance: −$295
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$1,716
• Taxable income: $4,478
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $4,024/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

+293.3% since first listed

7 events — show timeline

• 2025-12-18 Listed $59,000 UNYREIS
• 2025-12-14 Listing Removed — UNYREIS
• 2025-06-14 Listed $64,900 UNYREIS
• 2024-08-20 Listing Removed — UNYREIS
• 2024-03-01 Contingent — UNYREIS
• 2024-02-22 Listed $59,900 UNYREIS
• 2015-08-20 Sold (Public Records) $15,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,754 · +4.8% YoY. Source: county tax records.