610 Prendergast Ave · Jamestown, NY 14701

$34,900

4 bd · 2.0 ba · 2,102 sqft · SingleFamily public records · 37 Days on market

Built 1880 4,800 sqft lot $17/sqft · 58% below area

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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

This home is close to downtown Jamestown Comedy Center. Home has 3 bedrooms could easily have 4th bedroom on the 1st floor. Natural woodwork and hardwood floors in the home. Sold as is.

Key facts

• Spacious rooms
• Bones and location
• Solid roof

Tags

• SOLID ROOF
• NEWER WRAPAROUND FRONT PORCH
• KITCHEN AND BATHROOM UPDATES
• MECHANICAL IMPROVEMENTS
• SPACIOUS ROOMS
• BONES AND LOCATION

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story wood-sided residence; Existing structure
• Construction: Wood siding construction; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Rectangular residential lot with 40 x 120 dimensions; City street frontage

Interior

• Kitchen: Country-style kitchen
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating details provided in remarks
• Interior features: Country kitchen; Bedroom on main level; Full basement
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.0% 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; 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 $241 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $4k; list at $35k implies a 772% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 4.03% ✓
• Cap rate: 32.95%
• Cash-on-cash: 95.21%
• DSCR: 5.24
• GRM: 2.1

CMA / ARV

• ARV (median comp): $83,548
• List price: $34,900
• Delta: -58.23%
• 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
610 Prendergast Ave	0.00mi	4/1.5	2,102 (0%)	15mo	$4,000	$2	86
93 Falconer St	0.40mi	4/1.5	2,180 (+4%)	1mo	$54,000	$25	72
812 N Main St	0.18mi	5/1.0 (+1)	2,115 (+1%)	16mo	$5,000	$2	68
252 Fulton St	0.23mi	5/2.0 (+1)	1,961 (-7%)	10mo	$10,000	$5	64
236 Fulton St	0.21mi	4/2.0	2,403 (+14%)	10mo	$22,500	$9	58
830 Prendergast Ave	0.18mi	4/2.0	1,792 (-15%)	12mo	$42,000	$23	57
346 Crossman St	0.35mi	4/1.5	1,894 (-10%)	10mo	$22,000	$12	57
213 Van Buren St	0.39mi	3/1.5 (-1)	1,883 (-10%)	12mo	$155,000	$82	48
71 Newton Ave	0.57mi	3/2.5 (-1)	1,916 (-9%)	7mo	$158,900	$83	45
11 Bowen St	0.49mi	5/1.0 (+1)	1,825 (-13%)	4mo	$30,000	$16	43
44 Spruce St	0.70mi	3/2.5 (-1)	1,902 (-10%)	5mo	$149,000	$78	41
426 Allen St	0.68mi	4/2.0	1,795 (-15%)	16mo	$4,500	$3	30

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: 96.2%
• Equity multiple: 5.48×
• Total profit: $43,805
• Equity at exit: $5,204

10-year hold

• IRR: 98.9%
• Equity multiple: 11.44×
• Total profit: $102,052
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $775

Break-even live

Break-even rent $424

Max offer price $34,900

Occupancy floor 40%

Sensitivity live

Price	-10% $893	-5% $785	+0% $775	+5% $765	+10% $756
Rent	-10% $664	-5% $720	+0% $775	+5% $831	+10% $886
Rate	-1.0pp $793	-0.5pp $784	base $775	+0.5pp $766	+1.0pp $757

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: $8,725
• Closing costs: $1,047
• 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	0.94mi

Listing history 31 events

1. 2026-06-21
   days on market $34,900 Active 37 DOM
2. 2026-06-19
   days on market $34,900 Active 35 DOM
3. 2026-06-18
   days on market $34,900 Active 34 DOM
4. 2026-06-17
   days on market $34,900 Active 33 DOM
5. 2026-06-16
   days on market $34,900 Active 32 DOM
6. 2026-06-15
   days on market $34,900 Active 31 DOM
7. 2026-06-14
   days on market $34,900 Active 29 DOM
8. 2026-06-12
   days on market $34,900 Active 28 DOM
9. 2026-06-09
   days on market $34,900 Active 25 DOM
10. 2026-06-08
    days on market $34,900 Active 24 DOM
11. 2026-06-07
    days on market $34,900 Active 23 DOM
12. 2026-06-05
    days on market $34,900 Active 20 DOM
13. 2026-06-02
    days on market $34,900 Active 18 DOM
14. 2026-06-01
    days on market $34,900 Active 17 DOM
15. 2026-05-31
    days on market $34,900 Active 16 DOM
16. 2026-05-30
    days on market $34,900 Active 15 DOM
17. 2026-05-15
    listed $34,900 Active 794-char remark
18. 2026-04-20
    price $49,999
19. 2026-03-31
    listed $50,000 Active
20. 2025-04-01
    soldstatus $4,000 Closed

    Show marketing remark (185 chars)

    This home is close to downtown Jamestown Comedy Center. Home has 3 bedrooms could easily have 4th bedroom on the 1st floor. Natural woodwork and hardwood floors in the home. Sold as is.

21. 2025-01-25
    status Pending

    Show marketing remark (185 chars)

    This home is close to downtown Jamestown Comedy Center. Home has 3 bedrooms could easily have 4th bedroom on the 1st floor. Natural woodwork and hardwood floors in the home. Sold as is.

22. 2025-01-14
    price $19,900

    Show marketing remark (185 chars)

    This home is close to downtown Jamestown Comedy Center. Home has 3 bedrooms could easily have 4th bedroom on the 1st floor. Natural woodwork and hardwood floors in the home. Sold as is.

23. 2025-01-01
    listed $25,000 Active

    Show marketing remark (185 chars)

    This home is close to downtown Jamestown Comedy Center. Home has 3 bedrooms could easily have 4th bedroom on the 1st floor. Natural woodwork and hardwood floors in the home. Sold as is.

24. 2024-02-14
    status Pending
25. 2024-02-14
    historical
26. 2024-02-01
    listed $25,000 Active
27. 2022-06-24
    soldstatus $5 Closed Sale or Rented
28. 2022-06-01
    status Under Contract- Do Not Show
29. 2022-04-22
    listed $12,000 Active
30. 2001-07-05
    soldstatus $22,000
31. 1994-01-05
    soldstatus $20,000

ⓘ 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: $1,645 · $137/mo
• Projected year-2 tax: $1,645 · $137/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,860
• − Mortgage interest: −$1,955
• − Property taxes: −$1,645
• − Insurance: −$174
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$1,015
• Taxable income: $9,373
• Est. tax owed @ 24.0%: −$2,250
• After-tax cash flow: $7,055/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

+74.5% since first listed

15 events — show timeline

• 2026-05-15 Listed $34,900 UNYREIS
• 2026-04-20 Price Changed $49,999 WNYREIS
• 2026-03-31 Listed $50,000 WNYREIS
• 2025-04-01 Sold (MLS) $4,000 UNYREIS
• 2025-01-25 Pending — UNYREIS
• 2025-01-14 Price Changed $19,900 UNYREIS
• 2025-01-01 Listed $25,000 UNYREIS
• 2024-02-14 Pending — UNYREIS
• 2024-02-14 Listing Removed — UNYREIS
• 2024-02-01 Listed $25,000 UNYREIS
• 2022-06-24 Sold (MLS) $5 UNYREIS
• 2022-06-01 Pending — UNYREIS
• 2022-04-22 Listed $12,000 UNYREIS
• 2001-07-05 Sold (Public Records) $22,000 Public Records
• 1994-01-05 Sold (Public Records) $20,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,645 · +4.8% YoY. Source: county tax records.