110 Jones St · Lakewood, NY 14750

$147,555

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 5 Days on market

Built 1955 6,000 sqft lot

---

Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate- Just move in and enjoy. Three level deck with room for a hot tub. Built-ins, plenty of storage, laundry convenient in Master Bedroom. Large modern eat in kitchen, microwave will stay. Extra parking spaces in front of garage. Cupboards in the garage do not stay. Exhaust fan in bathroom is not hooked up.

Key facts

• 6,000 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $25 ($301/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (4.3% below list).
• Recommended offer: $141k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.0% in Lakewood — 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 71/100 on livability (#398 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Southwestern Central School District At Jamestown (town): math 45% / reading 56% proficiency, ranked #373 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southwestern Elementary School (math 46% / reading 53%, grade D, #1,085 of 2,108 statewide, top 56%, 583 students, 36% FRL); Southwestern Middle School (math 26% / reading 55%, grade F, #409 of 729 statewide, top 56%, 307 students, 39% FRL); Southwestern Senior High School (math 98% / reading 95%, grade A+, #59 of 1,100 statewide, top 6%, 429 students, 40% FRL).
• Market conditions: 39 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $53k; list at $148k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,214 (4.3% below list)

Questions for the listing agent

1. Built in 1955 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-22,246
• Equity at exit: $22,001

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-17,049
• Equity at exit: $12,758

Cash invested: $41,315 (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 14750

• Home prices YoY: -7.7%
• Active inventory: 39
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$255 /mo · $3,062/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $25

Break-even live

Break-even rent $1,380

Max offer price $147,555

Occupancy floor 93%

Sensitivity live

Price	-10% $109	-5% $67	+0% $25	+5% $-17	+10% $-58
Rent	-10% $-86	-5% $-31	+0% $25	+5% $81	+10% $137
Rate	-1.0pp $99	-0.5pp $63	base $25	+0.5pp $-13	+1.0pp $-52

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: $36,889
• Closing costs: $4,427
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   listed $147,555 Active
3. 2003-10-08
   soldstatus $53,430 315-char remark

   Show marketing remark (315 chars)

   Immaculate- Just move in and enjoy. Three level deck with room for a hot tub. Built-ins, plenty of storage, laundry convenient in Master Bedroom. Large modern eat in kitchen, microwave will stay. Extra parking spaces in front of garage. Cupboards in the garage do not stay. Exhaust fan in bathroom is not hooked up.

4. 2003-10-02
   soldstatus $53,430
5. 2003-08-27
   listed $64,750 315-char remark

   Show marketing remark (315 chars)

   Immaculate- Just move in and enjoy. Three level deck with room for a hot tub. Built-ins, plenty of storage, laundry convenient in Master Bedroom. Large modern eat in kitchen, microwave will stay. Extra parking spaces in front of garage. Cupboards in the garage do not stay. Exhaust fan in bathroom is not hooked up.

6. 1990-11-13
   soldstatus $40,000

ⓘ 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: $3,062 · $255/mo
• Projected year-2 tax: $3,062 · $255/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 ≥90°F today · 16 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: $16,946
• − Mortgage interest: −$8,265
• − Property taxes: −$3,062
• − Insurance: −$738
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$4,293
• Taxable loss: −$2,124
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $811/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: Southwestern Central School District At Jamestown
• NCES district ID: 3627660
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 56% ▲ 3.00%
• Median HH income: $50,567
• Composite: 43.21/100
• National rank: #3062
• State rank: #373 of 590 in NY

Livability — Lakewood

• Score: 71/100
• State rank: #398
• US rank: #6904

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood, NY
• Population (ZIP): 4,411

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▼ -26.43%
• Current HPI: 318.8566
• Rent YoY: —
• Metro: —
• 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

+268.9% since first listed

6 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-17 Listed $147,555 UNYREIS
• 2003-10-08 Sold (MLS) $53,430 UNYREIS
• 2003-10-02 Sold (Public Records) $53,430 Public Records
• 2003-08-27 Listed $64,750 UNYREIS
• 1990-11-13 Sold (Public Records) $40,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,062 · +14.6% YoY. Source: county tax records.