368 Buffalo St · Jamestown, NY 14701

$77,000

4 bd · 2.0 ba · 1,994 sqft · MultiFamily public records · 24 Days on market

Built 1910 Est $70k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• ARV discount +2.9/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

First Floor is Condemned, taxes are subject to change on sale

Key facts

• Built 1910
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $77k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $76k (1.5% 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; 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 $532 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $13k; list at $77k implies a 492% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,845 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 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: 1.83% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.37%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $69,790
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Thayer St	0.28mi	4/2.0	2,133 (+7%)	7mo	$100,000	$47	70
84 Sturges St	0.36mi	4/2.0	1,980 (-1%)	17mo	$74,400	$38	68
435 Crossman St	0.47mi	4/2.0	1,882 (-6%)	16mo	$115,000	$61	55
16 Bowen St	0.48mi	4/2.0	2,250 (+13%)	3mo	$50,000	$22	54
14 Hedges Ave	0.74mi	4/2.0	2,000 (+0%)	15mo	$58,000	$29	53
31 Falconer St	0.64mi	4/2.0	1,860 (-7%)	8mo	$109,000	$59	52
230 Price St	0.57mi	5/2.0 (+1)	2,118 (+6%)	9mo	$63,500	$30	51
5 Sturges St	0.47mi	4/2.0	1,892 (-5%)	23mo	$52,000	$27	50
317 Van Buren St	0.48mi	4/2.0	1,830 (-8%)	20mo	$67,000	$37	47
120 Price St	0.69mi	4/2.0	1,883 (-6%)	16mo	$65,500	$35	45
544 Lakeview Ave	0.60mi	4/2.0	2,268 (+14%)	24mo	$50,000	$22	29

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: 26.2%
• Equity multiple: 2.09×
• Total profit: $23,451
• Equity at exit: $11,481

10-year hold

• IRR: 33.9%
• Equity multiple: 4.10×
• Total profit: $66,771
• Equity at exit: $6,658

Cash invested: $21,560 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $564

Break-even live

Break-even rent $693

Max offer price $77,000

Occupancy floor 55%

Sensitivity live

Price	-10% $607	-5% $585	+0% $564	+5% $542	+10% $520
Rent	-10% $452	-5% $508	+0% $564	+5% $619	+10% $675
Rate	-1.0pp $602	-0.5pp $583	base $564	+0.5pp $544	+1.0pp $523

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: $19,250
• Closing costs: $2,310
• 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	1.50mi

Listing history 26 events

1. 2026-06-19
   days on market $77,000 Active 24 DOM
2. 2026-06-18
   days on market $77,000 Active 23 DOM
3. 2026-06-17
   days on market $77,000 Active 22 DOM
4. 2026-06-16
   days on market $77,000 Active 21 DOM
5. 2026-06-15
   days on market $77,000 Active 20 DOM
6. 2026-06-14
   days on market $77,000 Active 18 DOM
7. 2026-06-12
   days on market $77,000 Active 17 DOM
8. 2026-06-09
   days on market $77,000 Active 14 DOM
9. 2026-06-08
   days on market $77,000 Active 13 DOM
10. 2026-06-07
    days on market $77,000 Active 12 DOM
11. 2026-06-05
    days on market $77,000 Active 9 DOM
12. 2026-06-02
    days on market $77,000 Active 7 DOM
13. 2026-06-01
    days on market $77,000 Active 6 DOM
14. 2026-05-31
    days on market $77,000 Active 5 DOM
15. 2026-05-30
    days on market $77,000 Active 4 DOM
16. 2026-05-26
    listed $77,000 Active
17. 2021-02-01
    soldstatus $13,000 Closed Sale or Rented 61-char remark

    Show marketing remark (61 chars)

    First Floor is Condemned, taxes are subject to change on sale

18. 2021-01-22
    soldstatus $13,000
19. 2020-11-19
    status Pending Sale 61-char remark

    Show marketing remark (61 chars)

    First Floor is Condemned, taxes are subject to change on sale

20. 2020-09-21
    status Active 61-char remark

    Show marketing remark (61 chars)

    First Floor is Condemned, taxes are subject to change on sale

21. 2020-09-14
    historical 61-char remark

    Show marketing remark (61 chars)

    First Floor is Condemned, taxes are subject to change on sale

22. 2019-09-16
    listed $15,000 Active 61-char remark

    Show marketing remark (61 chars)

    First Floor is Condemned, taxes are subject to change on sale

23. 2019-08-22
    historical
24. 2017-11-08
    listed $30,600 Active
25. 2011-02-16
    listed $34,000
26. 2010-02-12
    listed $32,000

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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 4/10 Moderate FEMA zone X · 23% 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: $16,883
• − Mortgage interest: −$4,313
• − Property taxes: −$1,343
• − Insurance: −$385
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,240
• Taxable income: $5,900
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $5,348/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

+140.6% since first listed

11 events — show timeline

• 2026-05-26 Listed $77,000 FSBO.com
• 2021-02-01 Sold (MLS) $13,000 UNYREIS
• 2021-01-22 Sold (Public Records) $13,000 Public Records
• 2020-11-19 Pending — UNYREIS
• 2020-09-21 Relisted — UNYREIS
• 2020-09-14 Listing Removed — UNYREIS
• 2019-09-16 Listed $15,000 UNYREIS
• 2019-08-22 Listing Removed — UNYREIS
• 2017-11-08 Listed $30,600 UNYREIS
• 2011-02-16 Listed $34,000 UNYREIS
• 2010-02-12 Listed $32,000 UNYREIS

Property tax history

-4.0%/yr

Latest (2025): $1,343 · +4.8% YoY. Source: county tax records.