105 Charles St · Jamestown, NY 14701

$53,000

4 bd · 2.0 ba · 1,708 sqft · MultiFamily public records · 25 Days on market

Built 1908 4,144 sqft lot $31/sqft · 56% below area

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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
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity in the City of Jamestown! This property features aluminum siding, vinyl replacement windows, some original woodwork in the lower unit, and a lot of updated plumbing. Each unit offers potential for a second bedroom, providing an opportunity to increase rental income with improvements. Each unit is separately metered for gas, electric, and water, adding efficiency and appeal for investors. Off-street parking plus a two-car garage add value and convenience for tenants. Strong rental potential with room to add equity through light improvements. Centrally located close to the heart of the city. A solid option for investors looking to improve and increase returns.

Key facts

• 4,144 sq ft lot
• 2 garage spots
• Built 1908

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $53k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $53k).
• Recommended offer: $52k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.9% 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).
• This rent runs 43% 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 $366 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,205 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 3.35% ✓
• Cap rate: 27.89%
• Cash-on-cash: 77.13%
• DSCR: 4.43
• GRM: 2.5

CMA / ARV

• ARV (median comp): $121,532
• List price: $53,000
• Delta: -56.39%
• 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
125 Superior St	0.25mi	4/2.0	1,744 (+2%)	7mo	$85,000	$49	79
11 Prather Ave	0.36mi	3/2.0 (-1)	1,688 (-1%)	1mo	$78,000	$46	76
419 Newland Ave	0.34mi	4/2.0	1,787 (+5%)	11mo	$27,000	$15	67
52 Mckinley Ave	0.35mi	4/2.0	1,799 (+5%)	11mo	$14,000	$8	66
38 Sampson St	0.16mi	3/2.0 (-1)	1,628 (-5%)	22mo	$71,000	$44	62
102 Williams St	0.42mi	4/2.0	1,540 (-10%)	3mo	$50,000	$32	62
171 Baker St	0.36mi	4/2.0	1,452 (-15%)	1mo	$40,000	$28	57
273 S Main St	0.53mi	4/1.0	1,600 (-6%)	11mo	$21,000	$13	52
38 Chapman St	0.41mi	3/2.0 (-1)	1,630 (-5%)	20mo	$95,000	$58	51
205 Front St	0.58mi	4/2.0	1,612 (-6%)	19mo	$71,400	$44	48
64 Barrett Ave	0.31mi	3/2.0 (-1)	1,917 (+12%)	16mo	$37,000	$19	47
341 Foote Ave	0.69mi	5/2.0 (+1)	1,911 (+12%)	22mo	$20,000	$10	25

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: 77.2%
• Equity multiple: 4.52×
• Total profit: $52,241
• Equity at exit: $7,902

10-year hold

• IRR: 80.8%
• Equity multiple: 9.36×
• Total profit: $124,037
• Equity at exit: $4,582

Cash invested: $14,840 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $954

Break-even live

Break-even rent $571

Max offer price $53,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,778
Total (2 units)			$1,778

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: $13,250
• Closing costs: $1,590
• 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	0.77mi

Listing history 23 events

1. 2026-05-04
   status Pending 695-char remark

   Show marketing remark (695 chars)

   Great investment opportunity in the City of Jamestown! This property features aluminum siding, vinyl replacement windows, some original woodwork in the lower unit, and a lot of updated plumbing. Each unit offers potential for a second bedroom, providing an opportunity to increase rental income with improvements. Each unit is separately metered for gas, electric, and water, adding efficiency and appeal for investors. Off-street parking plus a two-car garage add value and convenience for tenants. Strong rental potential with room to add equity through light improvements. Centrally located close to the heart of the city. A solid option for investors looking to improve and increase returns.

2. 2026-04-27
   price $53,000 695-char remark

   Show marketing remark (695 chars)

   Great investment opportunity in the City of Jamestown! This property features aluminum siding, vinyl replacement windows, some original woodwork in the lower unit, and a lot of updated plumbing. Each unit offers potential for a second bedroom, providing an opportunity to increase rental income with improvements. Each unit is separately metered for gas, electric, and water, adding efficiency and appeal for investors. Off-street parking plus a two-car garage add value and convenience for tenants. Strong rental potential with room to add equity through light improvements. Centrally located close to the heart of the city. A solid option for investors looking to improve and increase returns.

3. 2026-04-24
   status Active 695-char remark

   Show marketing remark (695 chars)

   Great investment opportunity in the City of Jamestown! This property features aluminum siding, vinyl replacement windows, some original woodwork in the lower unit, and a lot of updated plumbing. Each unit offers potential for a second bedroom, providing an opportunity to increase rental income with improvements. Each unit is separately metered for gas, electric, and water, adding efficiency and appeal for investors. Off-street parking plus a two-car garage add value and convenience for tenants. Strong rental potential with room to add equity through light improvements. Centrally located close to the heart of the city. A solid option for investors looking to improve and increase returns.

4. 2026-04-15
   historical Active Under Contract 695-char remark

   Show marketing remark (695 chars)

   Great investment opportunity in the City of Jamestown! This property features aluminum siding, vinyl replacement windows, some original woodwork in the lower unit, and a lot of updated plumbing. Each unit offers potential for a second bedroom, providing an opportunity to increase rental income with improvements. Each unit is separately metered for gas, electric, and water, adding efficiency and appeal for investors. Off-street parking plus a two-car garage add value and convenience for tenants. Strong rental potential with room to add equity through light improvements. Centrally located close to the heart of the city. A solid option for investors looking to improve and increase returns.

5. 2026-04-08
   listed $61,000 Active 695-char remark

   Show marketing remark (695 chars)

   Great investment opportunity in the City of Jamestown! This property features aluminum siding, vinyl replacement windows, some original woodwork in the lower unit, and a lot of updated plumbing. Each unit offers potential for a second bedroom, providing an opportunity to increase rental income with improvements. Each unit is separately metered for gas, electric, and water, adding efficiency and appeal for investors. Off-street parking plus a two-car garage add value and convenience for tenants. Strong rental potential with room to add equity through light improvements. Centrally located close to the heart of the city. A solid option for investors looking to improve and increase returns.

6. 2026-04-08
   historical

   Show marketing remark (695 chars)

   Great investment opportunity in the City of Jamestown! This property features aluminum siding, vinyl replacement windows, some original woodwork in the lower unit, and a lot of updated plumbing. Each unit offers potential for a second bedroom, providing an opportunity to increase rental income with improvements. Each unit is separately metered for gas, electric, and water, adding efficiency and appeal for investors. Off-street parking plus a two-car garage add value and convenience for tenants. Strong rental potential with room to add equity through light improvements. Centrally located close to the heart of the city. A solid option for investors looking to improve and increase returns.

7. 2026-03-18
   price $73,000
8. 2026-02-24
   price $63,000
9. 2026-02-16
   status Active
10. 2026-02-16
    historical Active Under Contract
11. 2026-01-27
    listed $65,000 Active
12. 2025-12-10
    soldstatus $60,000 Closed
13. 2025-09-24
    historical Active Under Contract
14. 2025-08-11
    listed $79,900 Active
15. 2019-03-22
    soldstatus $35,100 Closed Sale or Rented
16. 2019-02-15
    status Pending Sale
17. 2018-11-12
    listed $41,900 Active
18. 2018-10-25
    historical
19. 2018-05-09
    price $44,900
20. 2017-11-08
    listed $46,000 Active
21. 2009-01-02
    soldstatus $15,000
22. 2008-12-29
    soldstatus $15,000
23. 2008-06-13
    listed $22,921

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $1,809 · $151/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 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: $21,336
• − Mortgage interest: −$2,969
• − Property taxes: −$1,809
• − Insurance: −$265
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$1,542
• Taxable income: $11,338
• Est. tax owed @ 24.0%: −$2,721
• After-tax cash flow: $8,725/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

+131.2% since first listed

23 events — show timeline

• 2026-05-04 Pending — UNYREIS
• 2026-04-27 Price Changed $53,000 UNYREIS
• 2026-04-24 Relisted — UNYREIS
• 2026-04-15 Contingent — UNYREIS
• 2026-04-08 Listing Removed — UNYREIS
• 2026-04-08 Listed $61,000 UNYREIS
• 2026-03-18 Price Changed $73,000 UNYREIS
• 2026-02-24 Price Changed $63,000 UNYREIS
• 2026-02-16 Relisted — UNYREIS
• 2026-02-16 Contingent — UNYREIS
• 2026-01-27 Listed $65,000 UNYREIS
• 2025-12-10 Sold (MLS) $60,000 UNYREIS
• 2025-09-24 Contingent — UNYREIS
• 2025-08-11 Listed $79,900 UNYREIS
• 2019-03-22 Sold (MLS) $35,100 UNYREIS
• 2019-02-15 Pending — UNYREIS
• 2018-11-12 Listed $41,900 UNYREIS
• 2018-10-25 Listing Removed — UNYREIS
• 2018-05-09 Price Changed $44,900 UNYREIS
• 2017-11-08 Listed $46,000 UNYREIS
• 2009-01-02 Sold (MLS) $15,000 UNYREIS
• 2008-12-29 Sold (Public Records) $15,000 Public Records
• 2008-06-13 Listed $22,921 UNYREIS

Property tax history

-4.2%/yr

Latest (2025): $1,809 · +4.8% YoY. Source: county tax records.