166 Park St · Jamestown, NY 14701

$124,900

3 bd · 1.5 ba · 1,695 sqft · SingleFamily public records · 9 Days on market

Built 1930 9,836 sqft lot $74/sqft · 15% below area Est $147k · 15% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +14.3/15.0
• 1% rule +5.7/10.0
• DSCR +4.9/10.0
• 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

WOW, what a pretty roomy 3 bedroom 1 1/2 bath home sized at 1695'. It is maintenance fee with replacement vinyl windows, vinyl siding and a two tier deck. The deck edges a nice sized pool and the lower deck is used for summer relaxination facing a large completely fenced in backyard. Large backyards like this are hard to find in the city. Look at the size of these rooms. .. the bedroom upstairs is 10x20, has a skylight with two beds, one bing in a private acove. An office area at the top of the stairs is a nice plus. A sunroom/dining room off the kitchen faces the backyard with big bright windows. A door exits from the sunroom onto the backyard deck and pool. Perfect hardwood floors upstairs and newer laminate floors down.

Key facts

• Near schools
• Spacious deck
• Near parks

Tags

• FULLY FENCED BACKYARD
• ABOVE-GROUND POOL
• SPACIOUS DECK
• NEAR LOCAL AMENITIES
• NEAR SCHOOLS
• NEAR PARKS

Property features AI

Finance

• Financial info: Resale property

Exterior

• Parking: Attached garage with electricity; 1 garage space
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: Single-story home; Existing construction
• Construction: Aluminum siding; Vinyl siding; Copper plumbing; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Covered porch; Open porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Forced air heating; Gas heating; Electric heating
• Interior features: Eat-in kitchen; Separate/formal living room; Solid surface counters; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $57 ($683/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 6.8% vs local median 16.8% in Jamestown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: amenities D, crime F, commute 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.
• Zoned schools: Milton J Fletcher Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 530 students, 74% FRL); Persell Middle School (math 23% / reading 37%, grade F, #539 of 729 statewide, top 74%, 417 students, 73% FRL); Jamestown High School (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 1,315 students, 80% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Jamestown City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 315 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 32% 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $66k; list at $125k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 7.8

CMA / ARV

• ARV (median comp): $147,254
• List price: $124,900
• Delta: -15.18%
• 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
326 Hazzard St	0.29mi	2/2.0 (-1)	1,720 (+2%)	1mo	$150,000	$87	76
24 Raymond St	0.41mi	3/2.0	1,686 (-0%)	3mo	$165,000	$98	75
352 S Main St	0.20mi	4/1.0 (+1)	1,858 (+10%)	5mo	$18,000	$10	63
440 Superior St	0.44mi	4/1.5 (+1)	1,600 (-6%)	3mo	$110,000	$69	62
140 Barrett Ave	0.43mi	4/2.0 (+1)	1,612 (-5%)	6mo	$39,900	$25	60
135 S Main St	0.59mi	3/1.0	1,580 (-7%)	1mo	$63,000	$40	58
38 Douglas Pl	0.54mi	4/1.0 (+1)	1,743 (+3%)	6mo	$85,000	$49	58
80 Chambers St	0.58mi	3/1.5	1,599 (-6%)	7mo	$169,900	$106	58
126 Crown St	0.45mi	3/1.0	1,496 (-12%)	6mo	$106,500	$71	52
9 Stearns Ave	0.47mi	3/1.5	1,443 (-15%)	3mo	$13,500	$9	51
60 W Virginia Blvd	0.52mi	3/1.5	1,469 (-13%)	4mo	$145,000	$99	50
194 Hazeltine Ave	0.49mi	4/1.5 (+1)	1,488 (-12%)	6mo	$125,000	$84	47

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-16,512
• Equity at exit: $18,623

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-9,291
• Equity at exit: $10,799

Cash invested: $34,972 (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: 315
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$292 /mo · $3,509/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $57

Break-even live

Break-even rent $1,265

Max offer price $124,900

Occupancy floor 91%

Sensitivity live

Price	-10% $128	-5% $92	+0% $57	+5% $22	+10% $-14
Rent	-10% $-49	-5% $4	+0% $57	+5% $110	+10% $163
Rate	-1.0pp $120	-0.5pp $89	base $57	+0.5pp $25	+1.0pp $-8

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: $31,225
• Closing costs: $3,747
• 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	45d	1	0.60mi

Listing history 5 events

1. 2026-05-16
   status Pending 654-char remark
2. 2026-05-07
   listed $124,900 Active 654-char remark
3. 2012-07-11
   soldstatus $65,500 732-char remark

   Show marketing remark (732 chars)

   WOW, what a pretty roomy 3 bedroom 1 1/2 bath home sized at 1695'. It is maintenance fee with replacement vinyl windows, vinyl siding and a two tier deck. The deck edges a nice sized pool and the lower deck is used for summer relaxination facing a large completely fenced in backyard. Large backyards like this are hard to find in the city. Look at the size of these rooms. .. the bedroom upstairs is 10x20, has a skylight with two beds, one bing in a private acove. An office area at the top of the stairs is a nice plus. A sunroom/dining room off the kitchen faces the backyard with big bright windows. A door exits from the sunroom onto the backyard deck and pool. Perfect hardwood floors upstairs and newer laminate floors down.

4. 2012-07-09
   soldstatus $65,500
5. 2012-01-27
   listed $73,000 732-char remark

   Show marketing remark (732 chars)

   WOW, what a pretty roomy 3 bedroom 1 1/2 bath home sized at 1695'. It is maintenance fee with replacement vinyl windows, vinyl siding and a two tier deck. The deck edges a nice sized pool and the lower deck is used for summer relaxination facing a large completely fenced in backyard. Large backyards like this are hard to find in the city. Look at the size of these rooms. .. the bedroom upstairs is 10x20, has a skylight with two beds, one bing in a private acove. An office area at the top of the stairs is a nice plus. A sunroom/dining room off the kitchen faces the backyard with big bright windows. A door exits from the sunroom onto the backyard deck and pool. Perfect hardwood floors upstairs and newer laminate floors down.

ⓘ 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: $3,509 · $292/mo
• Projected year-2 tax: $3,509 · $292/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: $16,045
• − Mortgage interest: −$6,996
• − Property taxes: −$3,509
• − Insurance: −$624
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,633
• Taxable loss: −$1,285
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $991/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

+71.1% since first listed

5 events — show timeline

• 2026-05-16 Pending — UNYREIS
• 2026-05-07 Listed $124,900 UNYREIS
• 2012-07-11 Sold (MLS) $65,500 UNYREIS
• 2012-07-09 Sold (Public Records) $65,500 Public Records
• 2012-01-27 Listed $73,000 UNYREIS

Property tax history

-3.2%/yr

Latest (2025): $3,509 · +4.8% YoY. Source: county tax records.