29 W 9th St · Jamestown, NY 14701

$22,900

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 21 Days on market

Built 1880 4,750 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Unlock the potential at * * 29 W 9th St * * , a value-add investment opportunity located in a convenient and highly rentable area. This * * 3-bedroom, 2-bathroom * * property has solid fundamentals for investors seeking a strong rental asset, fix-and-hold project, or resale opportunity. The home features a functional layout with three spacious bedrooms and two full bathrooms, providing an attractive setup for families or long-term tenants. With the right improvements, this property has excellent upside potential to increase both rental income and overall market value. Strategically positioned just minutes from * * Washington Street * * , the property benefits from easy access to s

Key facts

• 4,750 sq ft lot
• Built 1880
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $23k (1.5% below list) — sets the bar for market timing.
• Cap rate 48.8% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $158 of loan paydown is wiped out by about $687 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $23k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,556 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 5.36% ✓
• Cap rate: 48.81%
• Cash-on-cash: 151.86%
• DSCR: 7.76
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $54,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 W 9th St	0.03mi	3/1.0	1,542 (+3%)	0mo	$30,000	$19	93
704 Jefferson St	0.26mi	3/1.0	1,643 (+10%)	1mo	$83,000	$51	71
133 Euclid Ave	0.64mi	3/1.0	1,500 (0%)	3mo	$48,000	$32	68
316 W 7th St	0.27mi	3/1.5	1,374 (-8%)	7mo	$30,500	$22	66
820 Lafayette St	0.17mi	3/1.5	1,705 (+14%)	3mo	$18,200	$11	65
48 Blanchard St	0.59mi	3/1.5	1,506 (+0%)	7mo	$20,000	$13	64
40 Bowen St	0.67mi	3/1.0	1,548 (+3%)	0mo	$72,500	$47	63
616 Cherry St	0.16mi	3/1.0	1,294 (-14%)	10mo	$81,500	$63	62
154 Falconer St	0.71mi	3/1.0	1,534 (+2%)	8mo	$55,000	$36	56
104 Falconer St	0.59mi	3/1.0	1,672 (+12%)	1mo	$35,000	$21	52
115 Wilson Pl	0.60mi	3/1.0	1,344 (-10%)	3mo	$119,000	$89	52
134 Sturges St	0.74mi	4/1.5 (+1)	1,608 (+7%)	7mo	$154,000	$96	40

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: —
• Equity multiple: 8.48×
• Total profit: $47,989
• Equity at exit: $3,414

10-year hold

• IRR: —
• Equity multiple: 17.91×
• Total profit: $108,411
• Equity at exit: $1,980

Cash invested: $6,412 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$29 /mo · $344/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $811

Break-even live

Break-even rent $200

Max offer price $22,900

Occupancy floor 29%

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: $5,725
• Closing costs: $687
• 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	0.99mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	44d	1	1.19mi

Listing history 7 events

1. 2026-06-19
   days on market $22,900 Active 21 DOM
2. 2026-06-18
   days on market $22,900 Active 20 DOM
3. 2026-06-17
   status $22,900 Active 19 DOM
4. 2026-03-25
   status Pending
5. 2026-03-06
   listed $22,900 Active
6. 2018-08-08
   soldstatus $9,500
7. 2007-10-16
   soldstatus $20,000

ⓘ 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: $14,730
• − Mortgage interest: −$1,283
• − Property taxes: −$344
• − Insurance: −$114
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$666
• Taxable income: $9,966
• Est. tax owed @ 24.0%: −$2,392
• After-tax cash flow: $7,346/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

+14.5% since first listed

4 events — show timeline

• 2026-03-25 Pending — UNYREIS
• 2026-03-06 Listed $22,900 UNYREIS
• 2018-08-08 Sold (Public Records) $9,500 Public Records
• 2007-10-16 Sold (Public Records) $20,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,206 · +4.8% YoY. Source: county tax records.