Renovated Two-Unit
For Sale
$149,000
4 Dearborn St., Jamestown, NY 14701
Two-bedroom units feature refreshed interiors, separate utilities, and shared outdoor and garage amenities.
Property Size1,618 SF
Days on Market9
Property Features for 4 Dearborn St.
General Information
Standard status
Active
Size
1,618 SF
Total Parking Spaces
2
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,489
Amenities
central air
back porch
yard
Building Details
Building Size
1,618 SF
Year Built
1895
Buildings
1
Stories
2
Units
2
Listing Agency:
Real Estate Advantage
(716) 665-1033
Listed By:
Anthony Benedetto · License #30BE0711190
(716) 665-1033
Source:
Elliman
Added: Aug 23
Changed: Aug 30
Last Checked: Aug 30 at 9:30PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Real Estate Advantage
Investment Insights
Based on property information with market context.
Built in 1895, this duplex contains two residential units with two bedrooms each. The interiors have been renovated with refreshed kitchens and bathrooms, replacement windows, carpet and tile flooring, and recessed lighting. Separate utility services support independent operation of the units, while the lower apartment includes central air conditioning.
Exterior amenities include a spacious rear porch, yard area, and a two-car garage. The property is located at 4 Dearborn St. in Jamestown, New York, with a Walk Score of 54 and a Bike Score of 45, indicating somewhat walkable and somewhat bikeable conditions.
Exterior amenities include a spacious rear porch, yard area, and a two-car garage. The property is located at 4 Dearborn St. in Jamestown, New York, with a Walk Score of 54 and a Bike Score of 45, indicating somewhat walkable and somewhat bikeable conditions.
Key Highlights
- Two‑unit duplex with two bedrooms in each unit
- Renovated kitchens and bathrooms with new windows and updated flooring
- Separate utilities for the two units
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,388
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.99%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$267,760
$267.8K
Cap Rate 7%
$191,257
$191.3K
Cap Rate 9%
$148,756
$148.8K
Market Conditions
NOI Build-Up for 1,618 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$21.8K $13.50/SF
− Vacancy
−$2.7K −$1.68/SF
EGI
$19.1K $11.82/SF
− OpEx
−$5.7K −$3.55/SF
NOI
$13.4K $8.27/SF
Area
Chautauqua County, NY
Vacancy
12.44%
Lease Rate
$13.50 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$267,760
Cap Rate 7%
$191,257
Cap Rate 9%
$148,756
Alternative Uses
Best Use
Multifamily LT 5
$191.3K
$167.4K – $223.1K
NOI $13,388 @ 7.0% cap · market cap 8.99%
Second Best
Apartment 5plus
$175.0K
$153.1K – $204.2K
NOI $12,249 @ 7.0% cap · market cap 8.22%
Theoretical Best
Office A
$484.3K
$423.8K – $565.0K
NOI $33,900 @ 7.0% cap · market cap 22.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
738
Businesses Nearby
Explore this area
Business Placement
Demographics for 14701, NY
38,428
Population
19,469
Households
2
Avg Household Size
42
Median Age
25%
College-Educated
90%
High-School Grad
92.6 sq mi
ZIP Area
415
Density / Sq Mi
$50,909
Median Household Income
$34,592
Median Earnings
$769
Median Rent
$98,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom units feature refreshed interiors, separate utilities, and shared outdoor and garage amenities.
Where is this duplex located?
The property is located at 4 Dearborn St. Jamestown, NY.
What is the asking price?
The asking price for this property is $149,000.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms in each unit; Renovated kitchens and bathrooms with new windows and updated flooring; Separate utilities for the two units
