17 Pershing Ave · Jamestown, NY 14701

$99,900

2 bd · 1.5 ba · 1,417 sqft · SingleFamily public records · 35 Days on market

Built 1929 5,000 sqft lot $71/sqft · 20% below area Est $124k · 20% under

---

Why this score? — see what drove the C- 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +4.7/10.0
• 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

Westside home located on a quiet, brick street. Relax and unwind on the new front porch with a swing or entertain on the large, partially covered deck out back that's been freshly painted! Deck is equipped with cable t. v. , ceiling fan/light, and tongue and groove ceiling. Private back yard is completely fenced in. Eat in kitchen has tiled floors, recessed lighting, as well as newer Whirlpool stainless steel appliances. Half bath was recently updated too. Built in corner cabinets in the dining room and French doors that lead out onto the deck. Spacious living room with original French doors that add to the character. Upstairs has 3 bedrooms, bathroom, and the landing has a built in linen closet. Replacement windows throughout and energy efficient furnace. Priced to sell!

Key facts

• Front porch
• Back deck
• Off-street parking

Tags

• WALK-IN PANTRY
• BUILT-IN CORNER CABINETS
• BACK DECK
• FENCED-IN PRIVATE BACKYARD
• OFF-STREET PARKING
• FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 1 garage space
• Utilities: Public water (connected); Sewer connected; Cable available
• Home design: Two-story existing home
• Construction: Aluminum siding; Asphalt roof; Block and poured foundation; Resale condition
• Exterior features: Awning(s); Deck (open); Porch; Blacktop driveway; Fully fenced yard; Rectangular residential lot with city street frontage (50 x 100)

Interior

• Kitchen: Gas oven; Gas range; Garbage disposal; Refrigerator; Eat-in kitchen layout
• Bedrooms: Total rooms: 6 (includes bedrooms as part of total room count)
• Flooring: Carpet; Hardwood; Marble; Tile; Vinyl; Varies by room
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Eat-in kitchen; Combined living and dining area; Walk-in pantry; Thermal windows
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $37 ($443/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 16.6% in Jamestown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 7.3

CMA / ARV

• ARV (median comp): $124,156
• List price: $99,900
• Delta: -19.54%
• 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
9 Stearns Ave	0.42mi	3/1.5 (+1)	1,443 (+2%)	3mo	$13,500	$9	70
26 Hess St	0.30mi	3/1.0 (+1)	1,360 (-4%)	5mo	$145,000	$107	69
1389 Newland Ave	0.33mi	3/1.0 (+1)	1,328 (-6%)	4mo	$65,000	$49	64
126 Crown St	0.38mi	3/1.0 (+1)	1,496 (+6%)	6mo	$106,500	$71	61
80 Stewart Ave	0.56mi	3/1.5 (+1)	1,365 (-4%)	4mo	$97,335	$71	60
93 Summit Ave	0.23mi	3/1.0 (+1)	1,248 (-12%)	6mo	$75,000	$60	57
306 Charles St	0.48mi	3/1.0 (+1)	1,320 (-7%)	5mo	$75,000	$57	55
173 Hallock St	0.50mi	3/1.5 (+1)	1,550 (+9%)	2mo	$131,000	$85	54
440 Front St	0.36mi	3/1.5 (+1)	1,616 (+14%)	1mo	$162,500	$101	54
9 Myers Ave	0.51mi	3/1.0 (+1)	1,290 (-9%)	3mo	$35,000	$27	52
390 Delaware Ave	0.62mi	3/1.0 (+1)	1,323 (-7%)	3mo	$145,000	$110	50
7 Stewart Ave	0.70mi	3/1.5 (+1)	1,615 (+14%)	3mo	$150,000	$93	37

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-13,711
• Equity at exit: $14,895

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-8,401
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$302 /mo · $3,618/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $37

Break-even live

Break-even rent $1,098

Max offer price $99,900

Occupancy floor 92%

Sensitivity live

Price	-10% $93	-5% $65	+0% $37	+5% $9	+10% $-20
Rent	-10% $-53	-5% $-8	+0% $37	+5% $82	+10% $127
Rate	-1.0pp $87	-0.5pp $62	base $37	+0.5pp $11	+1.0pp $-15

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Fairmount Ave Unit G-1 Jamestown, NY	2.0	2.0	1215	$1,295	$1.07	44d	1	0.70mi
148 Maple St Jamestown, NY	3.0	1.0	1424	$1,350	$0.95	44d	1	1.12mi
21 Spring St Jamestown, NY	2.0	1.0	1000	$1,000	$1.00	44d	1	1.36mi

Listing history 28 events

1. 2026-06-19
   days on market $99,900 Active 35 DOM
2. 2026-06-18
   price $99,900 Active 34 DOM
3. 2026-06-18
   days on market $109,900 Active 34 DOM
4. 2026-06-17
   days on market $109,900 Active 33 DOM
5. 2026-06-16
   days on market $109,900 Active 32 DOM
6. 2026-06-15
   days on market $109,900 Active 31 DOM
7. 2026-06-14
   days on market $109,900 Active 29 DOM
8. 2026-06-12
   days on market $109,900 Active 28 DOM
9. 2026-06-09
   days on market $109,900 Active 25 DOM
10. 2026-06-08
    days on market $109,900 Active 24 DOM
11. 2026-06-07
    days on market $109,900 Active 23 DOM
12. 2026-06-05
    days on market $109,900 Active 20 DOM
13. 2026-06-02
    days on market $109,900 Active 18 DOM
14. 2026-06-01
    days on market $109,900 Active 17 DOM
15. 2026-05-31
    days on market $109,900 Active 16 DOM
16. 2026-05-30
    days on market $109,900 Active 15 DOM
17. 2026-05-15
    listed $109,900 Active 1134-char remark
18. 2019-11-08
    soldstatus $68,000 Closed Sale or Rented 782-char remark

    Show marketing remark (782 chars)

    Westside home located on a quiet, brick street. Relax and unwind on the new front porch with a swing or entertain on the large, partially covered deck out back that's been freshly painted! Deck is equipped with cable t. v. , ceiling fan/light, and tongue and groove ceiling. Private back yard is completely fenced in. Eat in kitchen has tiled floors, recessed lighting, as well as newer Whirlpool stainless steel appliances. Half bath was recently updated too. Built in corner cabinets in the dining room and French doors that lead out onto the deck. Spacious living room with original French doors that add to the character. Upstairs has 3 bedrooms, bathroom, and the landing has a built in linen closet. Replacement windows throughout and energy efficient furnace. Priced to sell!

19. 2019-11-08
    soldstatus $68,000

    Show marketing remark (782 chars)

    Westside home located on a quiet, brick street. Relax and unwind on the new front porch with a swing or entertain on the large, partially covered deck out back that's been freshly painted! Deck is equipped with cable t. v. , ceiling fan/light, and tongue and groove ceiling. Private back yard is completely fenced in. Eat in kitchen has tiled floors, recessed lighting, as well as newer Whirlpool stainless steel appliances. Half bath was recently updated too. Built in corner cabinets in the dining room and French doors that lead out onto the deck. Spacious living room with original French doors that add to the character. Upstairs has 3 bedrooms, bathroom, and the landing has a built in linen closet. Replacement windows throughout and energy efficient furnace. Priced to sell!

20. 2019-09-13
    historical Continue to Show- Under Contract 782-char remark

    Show marketing remark (782 chars)

    Westside home located on a quiet, brick street. Relax and unwind on the new front porch with a swing or entertain on the large, partially covered deck out back that's been freshly painted! Deck is equipped with cable t. v. , ceiling fan/light, and tongue and groove ceiling. Private back yard is completely fenced in. Eat in kitchen has tiled floors, recessed lighting, as well as newer Whirlpool stainless steel appliances. Half bath was recently updated too. Built in corner cabinets in the dining room and French doors that lead out onto the deck. Spacious living room with original French doors that add to the character. Upstairs has 3 bedrooms, bathroom, and the landing has a built in linen closet. Replacement windows throughout and energy efficient furnace. Priced to sell!

21. 2019-08-20
    price $69,900 782-char remark

    Show marketing remark (782 chars)

    Westside home located on a quiet, brick street. Relax and unwind on the new front porch with a swing or entertain on the large, partially covered deck out back that's been freshly painted! Deck is equipped with cable t. v. , ceiling fan/light, and tongue and groove ceiling. Private back yard is completely fenced in. Eat in kitchen has tiled floors, recessed lighting, as well as newer Whirlpool stainless steel appliances. Half bath was recently updated too. Built in corner cabinets in the dining room and French doors that lead out onto the deck. Spacious living room with original French doors that add to the character. Upstairs has 3 bedrooms, bathroom, and the landing has a built in linen closet. Replacement windows throughout and energy efficient furnace. Priced to sell!

22. 2019-07-24
    listed $74,900 Active 782-char remark

    Show marketing remark (782 chars)

    Westside home located on a quiet, brick street. Relax and unwind on the new front porch with a swing or entertain on the large, partially covered deck out back that's been freshly painted! Deck is equipped with cable t. v. , ceiling fan/light, and tongue and groove ceiling. Private back yard is completely fenced in. Eat in kitchen has tiled floors, recessed lighting, as well as newer Whirlpool stainless steel appliances. Half bath was recently updated too. Built in corner cabinets in the dining room and French doors that lead out onto the deck. Spacious living room with original French doors that add to the character. Upstairs has 3 bedrooms, bathroom, and the landing has a built in linen closet. Replacement windows throughout and energy efficient furnace. Priced to sell!

23. 2008-11-10
    soldstatus $80,400

    Show marketing remark (956 chars)

    Great westside home that has had many updates including new carpet, hot water tank, high energy furnace, vinyl replacement windows, new roof on garage, front and side porch, and 2 new garage doors. The modern kitchen has red oak kitchen cupboards, ceramic tile floor, and recessed lighting, the kitchen floor, ceiling and recessed lighting was newly installed in 2007. The formal dining room has built in corner china cabinets and a swing door that leads out to a fantastic deck with covered patio complimented with a gorgeous tung and groove ceiling, with a ceiling fan/light, TV service and a private fenced in back yard. 3 generous sized bedrooms have plenty of storage space including a full attic and basement. Both bath's are modern, the main bath has ceramic tile floor and corrian countertops. The owners have freshly painted the floor on the covered front porch, the garage and trim on the deck. This home has nothing left to do except to move in!

24. 2008-10-31
    soldstatus $75,900
25. 2008-06-30
    listed $79,921

    Show marketing remark (956 chars)

    Great westside home that has had many updates including new carpet, hot water tank, high energy furnace, vinyl replacement windows, new roof on garage, front and side porch, and 2 new garage doors. The modern kitchen has red oak kitchen cupboards, ceramic tile floor, and recessed lighting, the kitchen floor, ceiling and recessed lighting was newly installed in 2007. The formal dining room has built in corner china cabinets and a swing door that leads out to a fantastic deck with covered patio complimented with a gorgeous tung and groove ceiling, with a ceiling fan/light, TV service and a private fenced in back yard. 3 generous sized bedrooms have plenty of storage space including a full attic and basement. Both bath's are modern, the main bath has ceramic tile floor and corrian countertops. The owners have freshly painted the floor on the covered front porch, the garage and trim on the deck. This home has nothing left to do except to move in!

26. 2001-10-19
    listed $66,500
27. 2000-03-30
    listed $67,900
28. 1996-03-29
    soldstatus $48,900

ⓘ 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: $3,618 · $302/mo
• Projected year-2 tax: $3,618 · $302/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: $13,731
• − Mortgage interest: −$5,596
• − Property taxes: −$3,618
• − Insurance: −$500
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,906
• Taxable loss: −$1,086
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $704/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

+124.7% since first listed

12 events — show timeline

• 2026-05-15 Listed $109,900 UNYREIS
• 2019-11-08 Sold (Public Records) $68,000 Public Records
• 2019-11-08 Sold (MLS) $68,000 UNYREIS
• 2019-09-13 Contingent — UNYREIS
• 2019-08-20 Price Changed $69,900 UNYREIS
• 2019-07-24 Listed $74,900 UNYREIS
• 2008-11-10 Sold (MLS) $80,400 UNYREIS
• 2008-10-31 Sold (Public Records) $75,900 Public Records
• 2008-06-30 Listed $79,921 UNYREIS
• 2001-10-19 Listed $66,500 UNYREIS
• 2000-03-30 Listed $67,900 UNYREIS
• 1996-03-29 Sold (Public Records) $48,900 Public Records

Property tax history

-3.2%/yr

Latest (2025): $3,618 · +4.8% YoY. Source: county tax records.