307 Summit Ave · Jamestown, NY 14701

$49,900

2 bd · 1.0 ba · 1,241 sqft · SingleFamily public records · 245 Days on market

Built 1880 5,730 sqft lot $40/sqft · 73% below area ↓ 23% since listing

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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

Listing remarks MLS

Three-bedroom house in the city! Located on a side street, this home is still in close proximity to the best shopping and dining Jamestown has to offer. The main floor has a living room, a spacious kitchen with laundry hook-ups, and a first-floor bedroom. There are two more sizable bedrooms and a bathroom upstairs. All three of the bedrooms have closet space. The house is fully electric, with baseboard heat, so you can skip the shocking winter gas bills. There is a shed in the yard to store your lawn care items. The house is in need of some upgrades, but for the right buyer, the price can't be beat!

Key facts

• Fully electric
• Spacious kitchen
• Shed in the yard

Tags

• SPACIOUS KITCHEN
• FIRST FLOOR BEDROOM
• CLOSET SPACE
• FULLY ELECTRIC
• BASEBOARD HEAT
• SHED IN THE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/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: $44k (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 $345 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($44k) 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1880 — 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: 2.08% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.98%
• DSCR: 2.42
• GRM: 4.0

CMA / ARV

• ARV (median comp): $185,430
• List price: $49,900
• Delta: -73.09%
• 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 Summit Ave	0.22mi	3/1.0 (+1)	1,248 (+1%)	6mo	$75,000	$60	79
30 Magnolia Ave	0.35mi	3/2.0 (+1)	1,232 (-1%)	0mo	$226,100	$184	73
1389 Newland Ave	0.25mi	3/1.0 (+1)	1,328 (+7%)	4mo	$65,000	$49	68
26 Hess St	0.19mi	3/1.0 (+1)	1,360 (+10%)	5mo	$145,000	$107	66
11 Norton Ave	0.43mi	3/1.5 (+1)	1,236 (-0%)	8mo	$128,000	$104	66
71 S Chicago Ave	0.52mi	3/2.0 (+1)	1,200 (-3%)	4mo	$176,663	$147	58
33 Norton Ave	0.38mi	3/1.5 (+1)	1,168 (-6%)	9mo	$107,447	$92	58
165 Connecticut Ave	0.33mi	3/1.5 (+1)	1,128 (-9%)	7mo	$147,900	$131	57
36 Pennsylvania Ave Unit A	0.34mi	3/2.0 (+1)	1,326 (+7%)	8mo	$85,000	$64	57
7 Geneva St	0.71mi	3/1.0 (+1)	1,248 (+1%)	8mo	$45,000	$36	54
80 Stewart Ave	0.43mi	3/1.5 (+1)	1,365 (+10%)	4mo	$97,335	$71	53
583 Front St	0.27mi	3/1.0 (+1)	1,414 (+14%)	8mo	$146,000	$103	53

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: 27.0%
• Equity multiple: 2.12×
• Total profit: $15,705
• Equity at exit: $7,440

10-year hold

• IRR: 34.7%
• Equity multiple: 4.19×
• Total profit: $44,527
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $372

Break-even live

Break-even rent $566

Max offer price $49,900

Occupancy floor 59%

Sensitivity live

Price	-10% $401	-5% $386	+0% $372	+5% $358	+10% $344
Rent	-10% $290	-5% $331	+0% $372	+5% $413	+10% $454
Rate	-1.0pp $397	-0.5pp $385	base $372	+0.5pp $359	+1.0pp $346

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	0.61mi
607 Pine St Unit 3 Jamestown, NY	1.0	1.0	750	$825	$1.10	44d	1	1.28mi

Listing history 18 events

1. 2026-06-19
   days on market $49,900 Active 245 DOM
2. 2026-06-18
   days on market $49,900 Active 244 DOM
3. 2026-06-17
   days on market $49,900 Active 243 DOM
4. 2026-06-16
   days on market $49,900 Active 242 DOM
5. 2026-06-15
   days on market $49,900 Active 241 DOM
6. 2026-06-14
   days on market $49,900 Active 239 DOM
7. 2026-06-12
   days on market $49,900 Active 238 DOM
8. 2026-06-09
   days on market $49,900 Active 235 DOM
9. 2026-06-08
   days on market $49,900 Active 234 DOM
10. 2026-06-07
    days on market $49,900 Active 233 DOM
11. 2026-06-05
    days on market $49,900 Active 230 DOM
12. 2026-06-02
    days on market $49,900 Active 228 DOM
13. 2026-06-01
    days on market $49,900 Active 227 DOM
14. 2026-05-31
    days on market $49,900 Active 226 DOM
15. 2026-05-30
    days on market $49,900 Active 225 DOM
16. 2025-10-17
    listed $49,900 Active 606-char remark

    Show marketing remark (606 chars)

    Three-bedroom house in the city! Located on a side street, this home is still in close proximity to the best shopping and dining Jamestown has to offer. The main floor has a living room, a spacious kitchen with laundry hook-ups, and a first-floor bedroom. There are two more sizable bedrooms and a bathroom upstairs. All three of the bedrooms have closet space. The house is fully electric, with baseboard heat, so you can skip the shocking winter gas bills. There is a shed in the yard to store your lawn care items. The house is in need of some upgrades, but for the right buyer, the price can't be beat!

17. 2025-01-31
    historical
18. 2024-08-14
    listed $65,000 Active

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $1,974 · $164/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 · 16 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: $12,444
• − Mortgage interest: −$2,795
• − Property taxes: −$1,974
• − Insurance: −$250
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$1,452
• Taxable income: $3,983
• Est. tax owed @ 24.0%: −$956
• After-tax cash flow: $3,512/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

-23.2% since first listed

3 events — show timeline

• 2025-10-17 Listed $49,900 UNYREIS
• 2025-01-31 Listing Removed — UNYREIS
• 2024-08-14 Listed $65,000 UNYREIS

Property tax history

-4.2%/yr

Latest (2025): $1,974 · +4.8% YoY. Source: county tax records.