126 Fulton St · Jamestown, NY 14701

$49,500

4 bd · 2.0 ba · 2,081 sqft · SingleFamily public records · 26 Days on market

Built 1905 7,800 sqft lot $24/sqft · 40% below area Est $83k · 40% 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

Natural wood work, large rooms, 3 car garage in need of some work. Listed at than half of assessment, cash deal or rehab at the present time. Community:Community library,

Key facts

• Covered front porch
• Walk up attic
• Bonus room

Tags

• FIRST FLOOR FULL BATH
• BONUS ROOM
• WALK UP ATTIC
• COVERED FRONT PORCH
• DETACHED THREE BAY GARAGE
• ADJACENT LOT INCLUDED

Property features AI

Exterior

• Parking: Detached garage with electricity; 3 garage spaces
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2 stories; Existing construction
• Construction: Vinyl siding; Wood siding; Asphalt roof; Block foundation; PEX plumbing; Full basement with walk-out access
• Exterior features: Blacktop driveway; Concrete driveway; Open porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Includes bedrooms (one bedroom on main level)
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Partially furnished; Den; Separate/formal living room; Library; See remarks
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.9% 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; 1 comparable units currently listed for rent nearby; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $25k; list at $50k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,757 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 2.84% ✓
• Cap rate: 24.91%
• Cash-on-cash: 66.48%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (median comp): $82,512
• List price: $49,500
• Delta: -40.01%
• 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
93 Falconer St	0.33mi	4/1.5	2,180 (+5%)	1mo	$54,000	$25	74
252 Fulton St	0.18mi	5/2.0 (+1)	1,961 (-6%)	10mo	$10,000	$5	68
346 Crossman St	0.28mi	4/1.5	1,894 (-9%)	10mo	$22,000	$12	62
830 Prendergast Ave	0.15mi	4/2.0	1,792 (-14%)	12mo	$42,000	$23	60
610 E 8th St	0.19mi	4/2.0	1,781 (-14%)	13mo	$90,000	$51	56
213 Van Buren St	0.33mi	3/1.5 (-1)	1,883 (-10%)	12mo	$155,000	$82	52
71 Newton Ave	0.51mi	3/2.5 (-1)	1,916 (-8%)	7mo	$158,900	$83	50
11 Bowen St	0.42mi	5/1.0 (+1)	1,825 (-12%)	4mo	$30,000	$16	48
44 Spruce St	0.64mi	3/2.5 (-1)	1,902 (-9%)	5mo	$149,000	$78	45
622 Barrows St	0.73mi	3/2.0 (-1)	1,998 (-4%)	13mo	$62,000	$31	43
899 E 2nd St	0.72mi	3/1.5 (-1)	1,802 (-13%)	6mo	$43,000	$24	32
137 Weeks St	0.69mi	3/2.0 (-1)	1,769 (-15%)	10mo	$150,000	$85	30

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: 65.8%
• Equity multiple: 3.95×
• Total profit: $40,906
• Equity at exit: $7,381

10-year hold

• IRR: 70.1%
• Equity multiple: 8.12×
• Total profit: $98,681
• Equity at exit: $4,280

Cash invested: $13,860 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $768

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 40%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	44d	1	0.98mi

Listing history 8 events

1. 2026-04-23
   listed $49,500 Active 866-char remark
2. 2019-11-26
   soldstatus $25,000
3. 2018-03-26
   soldstatus $23,500 Closed Sale or Rented 170-char remark

   Show marketing remark (170 chars)

   Natural wood work, large rooms, 3 car garage in need of some work. Listed at than half of assessment, cash deal or rehab at the present time. Community:Community library,

4. 2018-03-05
   status Pending Sale 170-char remark

   Show marketing remark (170 chars)

   Natural wood work, large rooms, 3 car garage in need of some work. Listed at than half of assessment, cash deal or rehab at the present time. Community:Community library,

5. 2017-12-15
   price $23,500 170-char remark

   Show marketing remark (170 chars)

   Natural wood work, large rooms, 3 car garage in need of some work. Listed at than half of assessment, cash deal or rehab at the present time. Community:Community library,

6. 2017-11-08
   listed $26,500 Active 170-char remark

   Show marketing remark (170 chars)

   Natural wood work, large rooms, 3 car garage in need of some work. Listed at than half of assessment, cash deal or rehab at the present time. Community:Community library,

7. 2014-11-10
   listed $42,000
8. 1999-12-23
   soldstatus $47,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,860
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$1,440
• Taxable income: $8,960
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $7,064/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
• 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

+4.2% since first listed

9 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-04-23 Listed $49,500 UNYREIS
• 2019-11-26 Sold (Public Records) $25,000 Public Records
• 2018-03-26 Sold (MLS) $23,500 UNYREIS
• 2018-03-05 Pending — UNYREIS
• 2017-12-15 Price Changed $23,500 UNYREIS
• 2017-11-08 Listed $26,500 UNYREIS
• 2014-11-10 Listed $42,000 UNYREIS
• 1999-12-23 Sold (Public Records) $47,500 Public Records

Property tax history

-2.9%/yr

Latest (2025): $2,851 · +4.8% YoY. Source: county tax records.