19 Park St · Jamestown, NY 14701

$87,500

6 bd · 2.0 ba · 2,376 sqft · MultiFamily public records · 11 Days on market

Built 1900 7,390 sqft lot

---

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: 2 units. confirmed

Listing remarks MLS

2 unit income property or ideal owner occupied situation being offered at a great price point. Both units are 3 bedrooms 1 full bathroom. House will be delivered fully vacant. Upper unit does have an open lead case that will need to be resolved before it can be occupied. Home being sold as is condition and priced for a quick sale.

Key facts

• Extensive repairs
• Recent upgrades
• New doors

Tags

• RECENT UPGRADES
• EXTENSIVE REPAIRS
• NEW FLOORING
• NEW DOORS
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 1×4bd/1.0ba units multifamily listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $712/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $88k).
• Cap rate 25.8% vs local median 16.8% 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: 315 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $2,592/mo this rent would consume 63% 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 $605 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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 $45k; list at $88k implies a 94% 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 $87,500

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.96% ✓
• Cap rate: 25.83%
• Cash-on-cash: 69.77%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $49,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Columbia Ave	0.13mi	5/2.0 (-1)	2,380 (+0%)	3mo	$50,000	$21	86
35 Baker St	0.28mi	6/2.0	2,450 (+3%)	4mo	$40,000	$16	78
222 S Main St	0.17mi	5/2.0 (-1)	2,443 (+3%)	6mo	$24,500	$10	78
144 Barrett Ave	0.28mi	5/2.0 (-1)	2,352 (-1%)	3mo	$50,000	$21	78
47 Charles St	0.35mi	6/2.0	2,198 (-8%)	4mo	$24,500	$11	68
323 Newland Ave	0.15mi	7/4.0 (+1)	2,475 (+4%)	9mo	$84,900	$34	66
93 Barker St	0.40mi	5/2.0 (-1)	2,190 (-8%)	3mo	$8,000	$4	61
131 Ivy St	0.62mi	6/3.0	2,316 (-2%)	3mo	$50,000	$22	60
335 Foote Ave	0.31mi	6/3.0	2,634 (+11%)	8mo	$20,500	$8	56
107 Mckinley Ave	0.23mi	5/3.0 (-1)	2,712 (+14%)	1mo	$25,000	$9	56
322 S Main St	0.30mi	7/2.0 (+1)	2,672 (+12%)	6mo	$100,000	$37	55
149 Baker St	0.55mi	5/3.0 (-1)	2,192 (-8%)	2mo	$96,460	$44	51

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: 69.3%
• Equity multiple: 4.13×
• Total profit: $76,596
• Equity at exit: $13,047

10-year hold

• IRR: 73.4%
• Equity multiple: 8.50×
• Total profit: $183,725
• Equity at exit: $7,565

Cash invested: $24,500 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $1,424

Break-even live

Break-even rent $789

Max offer price $87,500

Occupancy floor 40%

Sensitivity live

Price	-10% $1,474	-5% $1,449	+0% $1,424	+5% $1,400	+10% $1,375
Rent	-10% $1,220	-5% $1,322	+0% $1,424	+5% $1,527	+10% $1,629
Rate	-1.0pp $1,469	-0.5pp $1,447	base $1,424	+0.5pp $1,402	+1.0pp $1,379

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,231
1× unit	4	1	$1,361
Total (2 units)			$2,592

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-03-13
   status Pending
2. 2026-03-02
   listed $87,500 Active
3. 2024-12-20
   status Active 332-char remark

   Show marketing remark (332 chars)

   2 unit income property or ideal owner occupied situation being offered at a great price point. Both units are 3 bedrooms 1 full bathroom. House will be delivered fully vacant. Upper unit does have an open lead case that will need to be resolved before it can be occupied. Home being sold as is condition and priced for a quick sale.

4. 2024-12-20
   soldstatus $45,000 Closed 332-char remark

   Show marketing remark (332 chars)

   2 unit income property or ideal owner occupied situation being offered at a great price point. Both units are 3 bedrooms 1 full bathroom. House will be delivered fully vacant. Upper unit does have an open lead case that will need to be resolved before it can be occupied. Home being sold as is condition and priced for a quick sale.

5. 2024-11-06
   historical 332-char remark

   Show marketing remark (332 chars)

   2 unit income property or ideal owner occupied situation being offered at a great price point. Both units are 3 bedrooms 1 full bathroom. House will be delivered fully vacant. Upper unit does have an open lead case that will need to be resolved before it can be occupied. Home being sold as is condition and priced for a quick sale.

6. 2024-10-22
   historical Active Under Contract 332-char remark

   Show marketing remark (332 chars)

   2 unit income property or ideal owner occupied situation being offered at a great price point. Both units are 3 bedrooms 1 full bathroom. House will be delivered fully vacant. Upper unit does have an open lead case that will need to be resolved before it can be occupied. Home being sold as is condition and priced for a quick sale.

7. 2024-10-08
   listed $45,000 Active 332-char remark

   Show marketing remark (332 chars)

   2 unit income property or ideal owner occupied situation being offered at a great price point. Both units are 3 bedrooms 1 full bathroom. House will be delivered fully vacant. Upper unit does have an open lead case that will need to be resolved before it can be occupied. Home being sold as is condition and priced for a quick sale.

8. 2020-12-22
   status Pending Sale 574-char remark

   Show marketing remark (574 chars)

   Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

9. 2020-12-22
   soldstatus $36,000

   Show marketing remark (574 chars)

   Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

10. 2020-12-21
    soldstatus $36,000 Closed Sale or Rented 574-char remark

    Show marketing remark (574 chars)

    Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

11. 2020-11-16
    status Under Contract- Do Not Show 574-char remark

    Show marketing remark (574 chars)

    Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

12. 2020-11-13
    historical Continue to Show- Under Contract 574-char remark

    Show marketing remark (574 chars)

    Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

13. 2020-10-20
    status Active 574-char remark

    Show marketing remark (574 chars)

    Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

14. 2020-10-08
    historical Continue to Show- Under Contract 574-char remark

    Show marketing remark (574 chars)

    Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

15. 2020-10-02
    price $43,000 574-char remark

    Show marketing remark (574 chars)

    Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

16. 2020-09-01
    listed $46,000 Active 574-char remark

    Show marketing remark (574 chars)

    Very fine 2 family building with ample off street parking on a quiet street. Lower unit has electric heat with newer windows and exterior doors, wood floors and carpeting, large kitchen, laundry room, full bath, 2 bedrooms with wood floors, living room and front study (could be a 4 bedroom unit). Upper unit has gas heat, hardwood floors throughout, large kitchen with newer cabinets, full bath, living room, front study, 3 bedrooms (could again be a 4 bedroom unit). Newer roof, 2 new entry doors and hot water tank. Great opportunity for first time buyer or income buyer.

17. 1990-07-18
    soldstatus $39,000

ⓘ 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: $1,535 · $128/mo
• Projected year-2 tax: $1,535 · $128/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 · 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: $31,104
• − Mortgage interest: −$4,901
• − Property taxes: −$1,535
• − Insurance: −$438
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$2,545
• Taxable income: $16,708
• Est. tax owed @ 24.0%: −$4,010
• After-tax cash flow: $13,083/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

+124.4% since first listed

17 events — show timeline

• 2026-03-13 Pending — UNYREIS
• 2026-03-02 Listed $87,500 UNYREIS
• 2024-12-20 Relisted — UNYREIS
• 2024-12-20 Sold (MLS) $45,000 UNYREIS
• 2024-11-06 Listing Removed — UNYREIS
• 2024-10-22 Contingent — UNYREIS
• 2024-10-08 Listed $45,000 UNYREIS
• 2020-12-22 Pending — UNYREIS
• 2020-12-22 Sold (Public Records) $36,000 Public Records
• 2020-12-21 Sold (MLS) $36,000 UNYREIS
• 2020-11-16 Pending — UNYREIS
• 2020-11-13 Contingent — UNYREIS
• 2020-10-20 Relisted — UNYREIS
• 2020-10-08 Contingent — UNYREIS
• 2020-10-02 Price Changed $43,000 UNYREIS
• 2020-09-01 Listed $46,000 UNYREIS
• 1990-07-18 Sold (Public Records) $39,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,535 · +4.8% YoY. Source: county tax records.