42 Wescott St · Jamestown, NY 14701

$49,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 57 Days on market

Built 1905 5,775 sqft lot $49/sqft · 30% below area Est $70k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This single-family home offers a great opportunity for both investors and owner-occupants. The main level features a comfortable living space and room for a dining area, while the second floor includes two bedrooms. The property is currently tenant-occupied, with tenants set to vacate—providing flexibility for the next owner. Market rent is estimated at $1,100 per month plus utilities. Recent improvements and features include a newer deck, durable metal roof, vinyl replacement windows, and consistent routine maintenance—making this a solid investment.

Key facts

• Metal roof
• Newer deck
• 5,775 sq ft lot

Tags

• NEWER DECK
• METAL ROOF
• VINYL REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story existing residence
• Construction: Wood siding construction
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 50 x 115

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 5; Living room and family room
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $49,000 price doesn't fit this home's estimated sale value (~$70,397) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% 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: 315 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $339 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $49k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.06% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.33%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $70,397
• List price: $49,000
• Delta: -30.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
654 Barrows St	0.27mi	2/1.0	1,081 (+7%)	7mo	$43,000	$40	69
11 Lexington Pl	0.54mi	2/1.0	1,008 (0%)	8mo	$27,000	$27	68
46 Pardee Ave	0.40mi	3/1.0 (+1)	988 (-2%)	11mo	$77,500	$78	64
114 Harris Ave	0.45mi	2/1.0	925 (-8%)	14mo	$65,000	$70	54
115 Hedges Ave	0.17mi	3/1.5 (+1)	1,118 (+11%)	23mo	$77,000	$69	48
320 Haywood St	0.64mi	3/1.0 (+1)	920 (-9%)	10mo	$59,900	$65	42
129 King St	0.48mi	2/1.0	1,151 (+14%)	18mo	$29,900	$26	38
264 King St	0.61mi	3/1.0 (+1)	900 (-11%)	14mo	$104,900	$117	37
13 Willow Ave	0.71mi	3/1.0 (+1)	888 (-12%)	15mo	$175,000	$197	30
213 Weeks St	0.70mi	2/1.0	864 (-14%)	19mo	$92,220	$107	28

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: 35.6%
• Equity multiple: 2.51×
• Total profit: $20,721
• Equity at exit: $7,306

10-year hold

• IRR: 42.4%
• Equity multiple: 5.01×
• Total profit: $55,003
• Equity at exit: $4,237

Cash invested: $13,720 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $450

Break-even live

Break-even rent $438

Max offer price $49,000

Occupancy floor 50%

Sensitivity live

Price	-10% $477	-5% $464	+0% $450	+5% $436	+10% $422
Rent	-10% $370	-5% $410	+0% $450	+5% $489	+10% $529
Rate	-1.0pp $474	-0.5pp $462	base $450	+0.5pp $437	+1.0pp $424

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.89mi
607 Pine St Unit 3 Jamestown, NY	1.0	1.0	750	$825	$1.10	45d	1	0.99mi
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	45d	1	1.07mi

Listing history 33 events

1. 2026-06-21
   days on market $49,000 Active 57 DOM
2. 2026-06-19
   days on market $49,000 Active 55 DOM
3. 2026-06-18
   days on market $49,000 Active 54 DOM
4. 2026-06-17
   days on market $49,000 Active 53 DOM
5. 2026-06-16
   days on market $49,000 Active 52 DOM
6. 2026-06-16
   price $49,000 Active 51 DOM
7. 2026-06-15
   days on market $54,000 Active 51 DOM
8. 2026-06-14
   days on market $54,000 Active 49 DOM
9. 2026-06-12
   days on market $54,000 Active 48 DOM
10. 2026-06-09
    days on market $54,000 Active 45 DOM
11. 2026-06-08
    days on market $54,000 Active 44 DOM
12. 2026-06-07
    days on market $54,000 Active 43 DOM
13. 2026-06-05
    days on market $54,000 Active 40 DOM
14. 2026-06-02
    days on market $54,000 Active 38 DOM
15. 2026-06-01
    days on market $54,000 Active 37 DOM
16. 2026-05-31
    days on market $54,000 Active 36 DOM
17. 2026-05-30
    days on market $54,000 Active 35 DOM
18. 2026-04-25
    listed $54,000 Active 569-char remark
19. 2026-04-16
    historical
20. 2025-10-15
    listed $54,000 Active
21. 2025-05-13
    historical
22. 2025-05-12
    historical
23. 2025-03-27
    listed $65,000 Active
24. 2024-03-01
    historical $950
25. 2024-02-03
    listed $950
26. 2020-11-23
    soldstatus $22,750 Closed Sale or Rented
27. 2020-09-24
    status Pending Sale
28. 2020-08-06
    historical Continue to Show- Under Contract
29. 2020-08-03
    price $24,900
30. 2019-11-25
    listed $26,900 Active
31. 2016-05-02
    soldstatus $15,000
32. 2016-04-28
    soldstatus $15,000
33. 2016-02-03
    listed $19,900

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$3/yr ($0/mo · 0.4%)

ⓘ 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 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: $12,085
• − Mortgage interest: −$2,745
• − Property taxes: −$822
• − Insurance: −$245
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$1,425
• Taxable income: $4,914
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,217/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

+146.2% since first listed

17 events — show timeline

• 2026-06-15 Price Changed $49,000 UNYREIS
• 2026-04-25 Listed $54,000 UNYREIS
• 2026-04-16 Listing Removed — UNYREIS
• 2025-10-15 Listed $54,000 UNYREIS
• 2025-05-13 Listing Removed — UNYREIS
• 2025-05-12 Listing Removed — UNYREIS
• 2025-03-27 Listed $65,000 UNYREIS
• 2024-03-01 Rental Removed $950 BUILDIUM
• 2024-02-03 Listed for Rent $950 BUILDIUM
• 2020-11-23 Sold (MLS) $22,750 UNYREIS
• 2020-09-24 Pending — UNYREIS
• 2020-08-06 Contingent — UNYREIS
• 2020-08-03 Price Changed $24,900 UNYREIS
• 2019-11-25 Listed $26,900 UNYREIS
• 2016-05-02 Sold (MLS) $15,000 UNYREIS
• 2016-04-28 Sold (Public Records) $15,000 Public Records
• 2016-02-03 Listed $19,900 UNYREIS

Property tax history

-5.8%/yr

Latest (2025): $822 · +4.8% YoY. Source: county tax records.