810 Washington St · Jamestown, NY 14701

$35,000

4 bd · 1.0 ba · 1,908 sqft · SingleFamily public records · 179 Days on market

Built 1901 7,800 sqft lot Est $52k · 32% 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 MLS

Looking for something to make your own or something to fix up and rent? This is an as-is, where-is property. There are no utilities turned on, and the estate is not turning them on. Please bring a flashlight and be careful on the second to last step going to the basement. Have a Plan!

Key facts

• Solid wood staircase
• New kitchen cabinets
• 7,800 sq ft lot

Tags

• WALKING DISTANCE TO DOWNTOWN
• NEW KITCHEN CABINETS
• ORIGINAL HARDWOOD FLOORS
• SOLID WOOD STAIRCASE
• PARTIALLY FENCED REAR-YARD
• RENOVATED FRONT PORCH

Property features AI

Finance

• Other: Property listed as resale / fixer

Exterior

• Parking: No garage
• Utilities: Electricity available with circuit breakers; Public water available (not connected); Sewer available
• Home design: Two-story property; Existing construction; Shingle roof; Aluminum siding; Stone foundation; Facing a main thoroughfare; Rectangular lot (approximately 65 x 120)
• Construction: Aluminum siding exterior; Shingle roof; Stone foundation; Built (existing)
• Exterior features: Dirt driveway; Partial fencing; Fence; Covered porch

Interior

• Kitchen: Water heater listed under equipment (see remarks for specifics)
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating details: see remarks
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/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: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.7% 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 $242 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 179 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $7k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $35k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.04% ✓
• Cap rate: 33.74%
• Cash-on-cash: 98.03%
• DSCR: 5.36
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $51,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Lafayette St	0.07mi	3/1.5 (-1)	1,705 (-11%)	3mo	$18,200	$11	70
704 Jefferson St	0.15mi	3/1.0 (-1)	1,643 (-14%)	1mo	$83,000	$51	64
346 Crossman St	0.59mi	4/1.5	1,894 (-1%)	10mo	$22,000	$12	61
830 Prendergast Ave	0.34mi	4/2.0	1,792 (-6%)	12mo	$42,000	$23	60
252 Fulton St	0.40mi	5/2.0 (+1)	1,961 (+3%)	10mo	$10,000	$5	59
213 Van Buren St	0.59mi	3/1.5 (-1)	1,883 (-1%)	12mo	$155,000	$82	54
71 Newton Ave	0.69mi	3/2.5 (-1)	1,916 (+0%)	7mo	$158,900	$83	50
610 E 8th St	0.56mi	4/2.0	1,781 (-7%)	13mo	$90,000	$51	48
29 Catlin Ave	0.69mi	4/2.0	2,031 (+6%)	13mo	$55,000	$27	42
93 Falconer St	0.67mi	4/1.5	2,180 (+14%)	1mo	$54,000	$25	42
104 Falconer St	0.69mi	3/1.0 (-1)	1,672 (-12%)	1mo	$35,000	$21	41
15 Euclid Ave	0.65mi	4/2.0	1,652 (-13%)	11mo	$139,900	$85	34

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: 99.1%
• Equity multiple: 5.63×
• Total profit: $45,383
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 11.76×
• Total profit: $105,447
• Equity at exit: $3,026

Cash invested: $9,800 (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: $1,414 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $801

Break-even live

Break-even rent $401

Max offer price $35,000

Occupancy floor 38%

Sensitivity live

Price	-10% $820	-5% $810	+0% $801	+5% $791	+10% $781
Rent	-10% $689	-5% $745	+0% $801	+5% $856	+10% $912
Rate	-1.0pp $818	-0.5pp $809	base $801	+0.5pp $791	+1.0pp $782

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: $8,750
• Closing costs: $1,050
• 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	1.19mi

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-03-17
   price $35,000
3. 2025-10-27
   listed $42,000 Active
4. 2024-02-08
   soldstatus $20,000 Closed 286-char remark

   Show marketing remark (286 chars)

   Looking for something to make your own or something to fix up and rent? This is an as-is, where-is property. There are no utilities turned on, and the estate is not turning them on. Please bring a flashlight and be careful on the second to last step going to the basement. Have a Plan!

5. 2024-01-12
   status Pending 286-char remark

   Show marketing remark (286 chars)

   Looking for something to make your own or something to fix up and rent? This is an as-is, where-is property. There are no utilities turned on, and the estate is not turning them on. Please bring a flashlight and be careful on the second to last step going to the basement. Have a Plan!

6. 2023-11-10
   status Pending Sale 286-char remark

   Show marketing remark (286 chars)

   Looking for something to make your own or something to fix up and rent? This is an as-is, where-is property. There are no utilities turned on, and the estate is not turning them on. Please bring a flashlight and be careful on the second to last step going to the basement. Have a Plan!

7. 2023-11-06
   listed $17,500 Active 286-char remark

   Show marketing remark (286 chars)

   Looking for something to make your own or something to fix up and rent? This is an as-is, where-is property. There are no utilities turned on, and the estate is not turning them on. Please bring a flashlight and be careful on the second to last step going to the basement. Have a Plan!

8. 2010-07-28
   soldstatus $12,000
9. 2004-08-04
   listed $24,900

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $119/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 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: $16,974
• − Mortgage interest: −$1,961
• − Property taxes: −$1,425
• − Insurance: −$175
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$1,018
• Taxable income: $9,679
• Est. tax owed @ 24.0%: −$2,323
• After-tax cash flow: $7,284/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

+40.6% since first listed

9 events — show timeline

• 2026-04-24 Pending — UNYREIS
• 2026-03-17 Price Changed $35,000 UNYREIS
• 2025-10-27 Listed $42,000 UNYREIS
• 2024-02-08 Sold (MLS) $20,000 UNYREIS
• 2024-01-12 Pending — UNYREIS
• 2023-11-10 Pending — UNYREIS
• 2023-11-06 Listed $17,500 UNYREIS
• 2010-07-28 Sold (Public Records) $12,000 Public Records
• 2004-08-04 Listed $24,900 UNYREIS

Property tax history

-3.8%/yr

Latest (2025): $1,425 · +4.8% YoY. Source: county tax records.