10 Terrace Pl · Jamestown, NY 14701

$19,900

4 bd · 2.0 ba · 2,296 sqft · MultiFamily public records · 81 Days on market

Built 1900 5,130 sqft lot $9/sqft · 83% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two family, Multi Unit. Enter the home through the common entry on the side for both apartments. The Downstairs apartment has two bedrooms, 1 full bath, large eat in kitchen, with a pantry, side entry hall, formal dining, and a bonus room for an office. The upstairs apartment is a mirror image of the first floor, with large kitchen, pantry, full bath, two bedrooms and large living and formal dining area. The second floor apartment is heated with electric wall and space heaters. There is still original woodwork around the door casings and moldings, hardwood floors are the show stopper in the upstairs apartment. There is a walkup to the Attic and could be renovated for more space. The full basement houses all the mechanicals, such as water heaters and first floor furnace, however, this home needs full renovation as the plumbing has been removed along with the furnace. There is a large back yard space and private driveway. This is a blank slate for the investor. Add this one to your portfolio today.

Key facts

• Pantry
• Formal dining
• Large eat in kitchen

Tags

• MULTI UNIT
• COMMON ENTRY
• LARGE EAT IN KITCHEN
• PANTRY
• FORMAL DINING
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $20k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $775/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 99.7% 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; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).
• At $2,135/mo this rent would consume 52% 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $10k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
9. 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.
10. 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.
11. 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: 10.73% ✓
• Cap rate: 99.71%
• Cash-on-cash: 333.62%
• DSCR: 15.84
• GRM: 0.8

CMA / ARV

• ARV (median comp): $119,968
• List price: $19,900
• Delta: -83.41%
• 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
506 Newland Ave	0.23mi	4/2.5	2,372 (+3%)	3mo	$35,000	$15	79
15 Columbia Ave	0.18mi	5/2.0 (+1)	2,380 (+4%)	3mo	$50,000	$21	78
144 Barrett Ave	0.26mi	5/2.0 (+1)	2,352 (+2%)	3mo	$50,000	$21	76
215 Hazzard St	0.50mi	4/2.0	2,280 (-1%)	4mo	$61,800	$27	72
228 Forest Ave	0.18mi	4/2.0	2,080 (-9%)	5mo	$11,000	$5	72
8 E Newland Ave	0.53mi	4/2.0	2,226 (-3%)	4mo	$53,500	$24	67
222 S Main St	0.27mi	5/2.0 (+1)	2,443 (+6%)	6mo	$24,500	$10	67
11 Mckinley Ave	0.13mi	5/3.0 (+1)	2,008 (-12%)	3mo	$54,000	$27	61
149 Baker St	0.47mi	5/3.0 (+1)	2,192 (-4%)	2mo	$96,460	$44	60
93 Barker St	0.53mi	5/2.0 (+1)	2,190 (-5%)	3mo	$8,000	$4	60
115 Fulton St	0.75mi	4/2.0	2,380 (+4%)	4mo	$30,000	$13	56
310 E 6th St	0.69mi	4/2.0	2,589 (+13%)	5mo	$67,000	$26	43

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: 18.13×
• Total profit: $95,472
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 38.74×
• Total profit: $210,313
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.6×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,549

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 22%

Sensitivity live

Price	-10% $1,563	-5% $1,556	+0% $1,549	+5% $1,542	+10% $1,535
Rent	-10% $1,380	-5% $1,465	+0% $1,549	+5% $1,633	+10% $1,718
Rate	-1.0pp $1,559	-0.5pp $1,554	base $1,549	+0.5pp $1,544	+1.0pp $1,539

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,134
Total (2 units)			$2,135

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $19,900 Active 81 DOM
2. 2026-06-18
   days on market $19,900 Active 80 DOM
3. 2026-06-17
   price $19,900 Active 79 DOM
4. 2026-06-17
   days on market $24,900 Active 79 DOM
5. 2026-06-16
   days on market $24,900 Active 78 DOM
6. 2026-06-15
   days on market $24,900 Active 77 DOM
7. 2026-06-14
   days on market $24,900 Active 75 DOM
8. 2026-06-12
   days on market $24,900 Active 74 DOM
9. 2026-06-09
   days on market $24,900 Active 71 DOM
10. 2026-06-08
    days on market $24,900 Active 70 DOM
11. 2026-06-07
    days on market $24,900 Active 69 DOM
12. 2026-06-05
    days on market $24,900 Active 66 DOM
13. 2026-06-02
    days on market $24,900 Active 64 DOM
14. 2026-06-01
    days on market $24,900 Active 63 DOM
15. 2026-05-31
    days on market $24,900 Active 62 DOM
16. 2026-05-30
    days on market $24,900 Active 61 DOM
17. 2026-05-14
    price $24,900 1011-char remark

    Show marketing remark (1011 chars)

    Two family, Multi Unit. Enter the home through the common entry on the side for both apartments. The Downstairs apartment has two bedrooms, 1 full bath, large eat in kitchen, with a pantry, side entry hall, formal dining, and a bonus room for an office. The upstairs apartment is a mirror image of the first floor, with large kitchen, pantry, full bath, two bedrooms and large living and formal dining area. The second floor apartment is heated with electric wall and space heaters. There is still original woodwork around the door casings and moldings, hardwood floors are the show stopper in the upstairs apartment. There is a walkup to the Attic and could be renovated for more space. The full basement houses all the mechanicals, such as water heaters and first floor furnace, however, this home needs full renovation as the plumbing has been removed along with the furnace. There is a large back yard space and private driveway. This is a blank slate for the investor. Add this one to your portfolio today.

18. 2026-03-30
    listed $29,900 Active 1011-char remark

    Show marketing remark (1011 chars)

    Two family, Multi Unit. Enter the home through the common entry on the side for both apartments. The Downstairs apartment has two bedrooms, 1 full bath, large eat in kitchen, with a pantry, side entry hall, formal dining, and a bonus room for an office. The upstairs apartment is a mirror image of the first floor, with large kitchen, pantry, full bath, two bedrooms and large living and formal dining area. The second floor apartment is heated with electric wall and space heaters. There is still original woodwork around the door casings and moldings, hardwood floors are the show stopper in the upstairs apartment. There is a walkup to the Attic and could be renovated for more space. The full basement houses all the mechanicals, such as water heaters and first floor furnace, however, this home needs full renovation as the plumbing has been removed along with the furnace. There is a large back yard space and private driveway. This is a blank slate for the investor. Add this one to your portfolio today.

19. 2001-10-22
    soldstatus $19,000 67-char remark

    Show marketing remark (67 chars)

    Foyer entry, covered front porch, owner financing with $5,000 down.

20. 2001-10-17
    soldstatus $35,000
21. 2001-06-15
    listed $19,900 67-char remark

    Show marketing remark (67 chars)

    Foyer entry, covered front porch, owner financing with $5,000 down.

22. 1998-05-21
    soldstatus $23,970

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $25,620
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$579
• Taxable income: $19,429
• Est. tax owed @ 24.0%: −$4,663
• After-tax cash flow: $13,927/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

+3.9% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $24,900 UNYREIS
• 2026-03-30 Listed $29,900 UNYREIS
• 2001-10-22 Sold (MLS) $19,000 UNYREIS
• 2001-10-17 Sold (Public Records) $35,000 Public Records
• 2001-06-15 Listed $19,900 UNYREIS
• 1998-05-21 Sold (Public Records) $23,970 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,864 · +4.8% YoY. Source: county tax records.