17 W 7th St · Jamestown, NY 14701

$109,900

3 bd · 3.0 ba · 2,177 sqft · MultiFamily public records · 34 Days on market

Built 1900 6,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 unit investment property, 1st floor has been started to be refinished, all units need some work.

Key facts

• Vinyl sided
• Vinyl windows
• Large yard

Tags

• TURN KEY
• VINYL SIDED
• VINYL WINDOWS
• ELECTRIC UPDATED
• SEWER LINE REPLACED
• LARGE YARD

Property features AI

Finance

• Other: Property contains 3 total units; Each unit has separate gas and electric meters (3 each)
• Financial info: Owner pays all utilities and grounds care for rentals; Rent may include utilities and gardener; Operating expenses include maintenance

Exterior

• Parking: Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property
• Construction: Vinyl siding; Existing construction
• Exterior features: Irregular lot; Lot dimensions approximately 60 x 100

Interior

• Flooring: Vinyl flooring; Varies by unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas heating; Baseboard heating; Space heaters
• Interior features: Full basement; Varied and vinyl flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $662/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.0% 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; 2 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $3,364/mo this rent would consume 81% 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 $760 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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 $17k; list at $110k implies a 558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.06% ✓
• Cap rate: 27.98%
• Cash-on-cash: 77.47%
• DSCR: 4.45
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $56,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Fulton St	0.35mi	4/2.0 (+1)	2,118 (-3%)	2mo	$47,000	$22	69
7 Valley St	0.10mi	4/2.0 (+1)	2,054 (-6%)	10mo	$67,000	$33	68
211 E 8th St	0.26mi	4/2.0 (+1)	2,280 (+5%)	4mo	$24,000	$11	68
416 W 6th St	0.28mi	4/2.0 (+1)	2,149 (-1%)	12mo	$57,000	$27	66
612 Monroe St	0.34mi	4/3.0 (+1)	2,144 (-2%)	15mo	$41,000	$19	64
115 Fulton St	0.26mi	4/2.0 (+1)	2,380 (+9%)	4mo	$30,000	$13	60
1007 N Main St	0.40mi	4/2.0 (+1)	2,355 (+8%)	8mo	$35,000	$15	52
16 Bowen St	0.73mi	4/2.0 (+1)	2,250 (+3%)	3mo	$50,000	$22	49
35 Chapman St	0.66mi	4/2.0 (+1)	2,207 (+1%)	14mo	$115,000	$52	46
532 Lakeview Ave	0.61mi	4/2.0 (+1)	2,332 (+7%)	7mo	$65,500	$28	45
31 Falconer St	0.48mi	4/2.0 (+1)	1,860 (-15%)	8mo	$109,000	$59	38
93 Barrett Ave	0.73mi	2/2.0 (-1)	1,919 (-12%)	3mo	$50,000	$26	34

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: 77.5%
• Equity multiple: 4.53×
• Total profit: $108,713
• Equity at exit: $16,386

10-year hold

• IRR: 81.1%
• Equity multiple: 9.37×
• Total profit: $257,572
• Equity at exit: $9,502

Cash invested: $30,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,364 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $1,987

Break-even live

Break-even rent $849

Max offer price $109,900

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,363
Total (3 units)			$3,364

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Butler St Jamestown, NY	2.0	1.0	2683	$1,200	$0.45	43d	1	0.86mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	43d	1	1.07mi

Listing history 21 events

1. 2026-06-19
   days on market $109,900 Active 34 DOM
2. 2026-06-18
   days on market $109,900 Active 33 DOM
3. 2026-06-17
   days on market $109,900 Active 32 DOM
4. 2026-06-16
   days on market $109,900 Active 31 DOM
5. 2026-06-15
   days on market $109,900 Active 30 DOM
6. 2026-06-14
   days on market $109,900 Active 28 DOM
7. 2026-06-12
   days on market $109,900 Active 27 DOM
8. 2026-06-09
   days on market $109,900 Active 24 DOM
9. 2026-06-08
   days on market $109,900 Active 23 DOM
10. 2026-06-07
    days on market $109,900 Active 22 DOM
11. 2026-06-05
    days on market $109,900 Active 19 DOM
12. 2026-06-02
    days on market $109,900 Active 17 DOM
13. 2026-06-01
    days on market $109,900 Active 16 DOM
14. 2026-05-31
    days on market $109,900 Active 15 DOM
15. 2026-05-30
    days on market $109,900 Active 14 DOM
16. 2026-05-16
    listed $109,900 Active
17. 2024-04-30
    soldstatus $16,700
18. 2024-04-29
    soldstatus $16,700 Closed 98-char remark

    Show marketing remark (98 chars)

    3 unit investment property, 1st floor has been started to be refinished, all units need some work.

19. 2024-02-28
    status Pending 98-char remark

    Show marketing remark (98 chars)

    3 unit investment property, 1st floor has been started to be refinished, all units need some work.

20. 2024-02-23
    listed $21,500 Active 98-char remark

    Show marketing remark (98 chars)

    3 unit investment property, 1st floor has been started to be refinished, all units need some work.

21. 1997-08-29
    soldstatus $50,000

ⓘ 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: $587 · $49/mo
• Projected year-2 tax: $1,222 · $102/mo
• Expected delta: +$635/yr (+$53/mo · 108.3%)

ⓘ 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: $40,368
• − Mortgage interest: −$6,156
• − Property taxes: −$587
• − Insurance: −$550
• − Repairs & maintenance: −$3,229
• − Management: −$3,229
• − Depreciation: −$3,197
• Taxable income: $23,420
• Est. tax owed @ 24.0%: −$5,621
• After-tax cash flow: $18,218/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

+119.8% since first listed

6 events — show timeline

• 2026-05-16 Listed $109,900 UNYREIS
• 2024-04-30 Sold (Public Records) $16,700 Public Records
• 2024-04-29 Sold (MLS) $16,700 UNYREIS
• 2024-02-28 Pending — UNYREIS
• 2024-02-23 Listed $21,500 UNYREIS
• 1997-08-29 Sold (Public Records) $50,000 Public Records

Property tax history

-6.0%/yr

Latest (2025): $587 · +2.0% YoY. Source: county tax records.