331 Foote Ave · Jamestown, NY 14701

$89,900

4 bd · 2.0 ba · 1,608 sqft · MultiFamily public records · 117 Days on market

Built 1900 6,286 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: 3 units. confirmed

Listing remarks

Solid 3 unit investment property with good income! Currently generating $2100 per month in rental income. Owners do pay utilities which are averaging approx $300 per month. Large fenced in yard 2 car detached garage. One of the units was just freshly painted before tenants were placed.

Key facts

• Freshly painted
• Fenced in yard
• Detached garage

Tags

• FENCED IN YARD
• DETACHED GARAGE
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $697/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.2% vs local median 16.6% 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: 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).
• At $3,475/mo this rent would consume 84% 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 $622 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 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 $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 3.87% ✓
• Cap rate: 34.19%
• Cash-on-cash: 99.64%
• DSCR: 5.43
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $49,848
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
273 S Main St	0.25mi	4/1.0	1,600 (-0%)	11mo	$21,000	$13	74
127 Maple St	0.15mi	4/2.0	1,834 (+14%)	3mo	$13,000	$7	67
11 Prather Ave	0.50mi	3/2.0 (-1)	1,688 (+5%)	1mo	$78,000	$46	63
61 Ellicott St	0.37mi	4/2.0	1,784 (+11%)	2mo	$55,000	$31	63
25 Walnut St	0.11mi	4/2.0	1,376 (-14%)	11mo	$68,000	$49	62
419 Newland Ave	0.37mi	4/2.0	1,787 (+11%)	11mo	$27,000	$15	55
52 Mckinley Ave	0.37mi	4/2.0	1,799 (+12%)	11mo	$14,000	$8	53
125 Superior St	0.59mi	4/2.0	1,744 (+8%)	7mo	$85,000	$49	53

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: —
• Equity multiple: 5.71×
• Total profit: $118,629
• Equity at exit: $13,404

10-year hold

• IRR: —
• Equity multiple: 11.93×
• Total profit: $275,015
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,475 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $2,090

Break-even live

Break-even rent $829

Max offer price $89,900

Occupancy floor 35%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$3,474
Total (3 units)			$3,475

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: $22,475
• Closing costs: $2,697
• 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	43d	1	0.13mi

Listing history 16 events

1. 2026-02-25
   status Pending
2. 2026-02-09
   historical Active Under Contract
3. 2025-10-31
   listed $89,900 Active
4. 2025-10-21
   historical
5. 2025-10-09
   price $89,900
6. 2025-07-21
   listed $95,000 Active
7. 2025-07-18
   historical
8. 2025-01-18
   listed $95,000 Active
9. 2023-07-12
   soldstatus $70,000
10. 2023-06-30
    soldstatus $70,000 Closed Sale or Rented
11. 2023-06-22
    status Pending Sale
12. 2023-05-07
    status Under Contract- Do Not Show
13. 2023-04-27
    historical Continue to Show- Under Contract
14. 2023-04-26
    listed $79,900 Active
15. 2012-06-01
    listed $35,000
16. 1997-01-23
    soldstatus $74,500

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $1,754 · $146/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 6/10 Major 74% 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: $41,700
• − Mortgage interest: −$5,036
• − Property taxes: −$1,754
• − Insurance: −$450
• − Repairs & maintenance: −$3,336
• − Management: −$3,336
• − Depreciation: −$2,615
• Taxable income: $25,173
• Est. tax owed @ 24.0%: −$6,042
• After-tax cash flow: $19,040/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

+20.7% since first listed

16 events — show timeline

• 2026-02-25 Pending — UNYREIS
• 2026-02-09 Contingent — UNYREIS
• 2025-10-31 Listed $89,900 UNYREIS
• 2025-10-21 Listing Removed — UNYREIS
• 2025-10-09 Price Changed $89,900 UNYREIS
• 2025-07-21 Listed $95,000 UNYREIS
• 2025-07-18 Listing Removed — UNYREIS
• 2025-01-18 Listed $95,000 UNYREIS
• 2023-07-12 Sold (Public Records) $70,000 Public Records
• 2023-06-30 Sold (MLS) $70,000 UNYREIS
• 2023-06-22 Pending — UNYREIS
• 2023-05-07 Pending — UNYREIS
• 2023-04-27 Contingent — UNYREIS
• 2023-04-26 Listed $79,900 UNYREIS
• 2012-06-01 Listed $35,000 UNYREIS
• 1997-01-23 Sold (Public Records) $74,500 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,754 · +4.8% YoY. Source: county tax records.