58 Ruggles St · Dunkirk, NY 14048

$105,000

4 bd · 1.0 ba · 1,528 sqft · SingleFamily public records · 144 Days on market

Built 1925 9,500 sqft lot $69/sqft · 21% above area Est $86k · 21% over ↓ 5% since listing

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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 +25.5/30.0
• DSCR +8.5/10.0
• Appreciation +7.5/10.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Just minutes from the Boardwalk and Beaches of Dunkirk awaits this 4 Bedroom home on a double lot! Featuring a 1st Floor Bedroom and 1st Floor Laundry, this home also offers 2 large living areas on the 1st Floor and 3 additional Bedrooms on the 2nd Floor. The Kitchen has been recently updated with black quartz counter tops, brand new cabinets, fresh back splash and mosaic tile flooring! You'll find tile in both the Full and Half Bathroom as well. Natural hardwood floors throughout the Dining Room and Bedrooms add charm and comfort. All 4 windows on the front of the home were replaced in 2021, and the roof was replaced in 2023 and comes with a 30-year contractors warranty! A brand new Security System was just installed, adding peace of mind when you're away! Just a few finishing touches is all this home needs. If 1,500+ square feet isn't enough, the detached garage and included Shed offer even more storage! Imagine the convenience of being walking distance to local schools, UPMC, parks and beaches and just a short drive from SUNY Fredonia and the I-90 (centrally located between Erie and Buffalo). Schedule your exclusive showing soon, this continuously updated home could be yours next!

Key facts

• 1st floor bedroom
• 1st floor laundry
• Updated kitchen

Tags

• 1ST FLOOR BEDROOM
• 1ST FLOOR LAUNDRY
• LARGE LIVING AREAS
• UPDATED KITCHEN
• BLACK QUARTZ COUNTER TOPS
• BRAND NEW CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 7.4% in Dunkirk — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#426 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Dunkirk City School District (town): math 30% / reading 34% proficiency, ranked #575 of 590 in NY (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 70 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($726 loan paydown + $5k appreciation (4.9% local appreciation)).
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $86,459
• List price: $105,000
• Delta: 21.44%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 Deer St	0.33mi	4/1.0	1,488 (-3%)	8mo	$105,000	$71	74
708 Grant Ave	0.32mi	3/1.5 (-1)	1,575 (+3%)	9mo	$41,500	$26	66
746 Park Ave	0.51mi	3/2.0 (-1)	1,505 (-2%)	8mo	$99,500	$66	58
707 Monroe St	0.32mi	3/1.0 (-1)	1,724 (+13%)	2mo	$72,000	$42	57
754 Main St	0.49mi	3/1.5 (-1)	1,430 (-6%)	4mo	$129,900	$91	57
140 S Martin St	0.66mi	3/1.5 (-1)	1,468 (-4%)	2mo	$135,000	$92	54
14 N Beagle St	0.48mi	4/1.0	1,731 (+13%)	6mo	$37,500	$22	51
740 Deer St	0.45mi	3/1.5 (-1)	1,360 (-11%)	7mo	$162,000	$119	48
761 Deer St	0.51mi	3/1.5 (-1)	1,696 (+11%)	5mo	$142,400	$84	46
91 W Doughty St	0.50mi	4/1.5	1,753 (+15%)	7mo	$174,900	$100	44
407 Dove St	0.71mi	3/1.0 (-1)	1,382 (-10%)	4mo	$110,000	$80	42
49 Leming St	0.66mi	3/2.0 (-1)	1,360 (-11%)	7mo	$144,900	$107	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.34×
• Total profit: $39,495
• Equity at exit: $59,061

10-year hold

• IRR: 21.0%
• Equity multiple: 4.61×
• Total profit: $106,087
• Equity at exit: $101,569

Cash invested: $29,400 (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 14048

• Home prices YoY: 1.5%
• Active inventory: 70
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $246

Break-even live

Break-even rent $922

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $105,000 Active 144 DOM
2. 2026-06-17
   days on market $105,000 Active 143 DOM
3. 2026-06-16
   days on market $105,000 Active 142 DOM
4. 2026-06-15
   days on market $105,000 Active 141 DOM
5. 2026-06-13
   days on market $105,000 Active 139 DOM
6. 2026-06-12
   days on market $105,000 Active 138 DOM
7. 2026-06-09
   days on market $105,000 Active 135 DOM
8. 2026-06-08
   days on market $105,000 Active 134 DOM
9. 2026-06-07
   days on market $105,000 Active 133 DOM
10. 2026-06-07
    days on market $105,000 Active 132 DOM
11. 2026-06-04
    days on market $105,000 Active 129 DOM
12. 2026-06-02
    days on market $105,000 Active 128 DOM
13. 2026-06-01
    days on market $105,000 Active 127 DOM
14. 2026-05-31
    days on market $105,000 Active 126 DOM
15. 2026-02-19
    price $105,000 1202-char remark

    Show marketing remark (1202 chars)

    Just minutes from the Boardwalk and Beaches of Dunkirk awaits this 4 Bedroom home on a double lot! Featuring a 1st Floor Bedroom and 1st Floor Laundry, this home also offers 2 large living areas on the 1st Floor and 3 additional Bedrooms on the 2nd Floor. The Kitchen has been recently updated with black quartz counter tops, brand new cabinets, fresh back splash and mosaic tile flooring! You'll find tile in both the Full and Half Bathroom as well. Natural hardwood floors throughout the Dining Room and Bedrooms add charm and comfort. All 4 windows on the front of the home were replaced in 2021, and the roof was replaced in 2023 and comes with a 30-year contractors warranty! A brand new Security System was just installed, adding peace of mind when you're away! Just a few finishing touches is all this home needs. If 1,500+ square feet isn't enough, the detached garage and included Shed offer even more storage! Imagine the convenience of being walking distance to local schools, UPMC, parks and beaches and just a short drive from SUNY Fredonia and the I-90 (centrally located between Erie and Buffalo). Schedule your exclusive showing soon, this continuously updated home could be yours next!

16. 2026-01-25
    listed $110,000 Active 1202-char remark

    Show marketing remark (1202 chars)

    Just minutes from the Boardwalk and Beaches of Dunkirk awaits this 4 Bedroom home on a double lot! Featuring a 1st Floor Bedroom and 1st Floor Laundry, this home also offers 2 large living areas on the 1st Floor and 3 additional Bedrooms on the 2nd Floor. The Kitchen has been recently updated with black quartz counter tops, brand new cabinets, fresh back splash and mosaic tile flooring! You'll find tile in both the Full and Half Bathroom as well. Natural hardwood floors throughout the Dining Room and Bedrooms add charm and comfort. All 4 windows on the front of the home were replaced in 2021, and the roof was replaced in 2023 and comes with a 30-year contractors warranty! A brand new Security System was just installed, adding peace of mind when you're away! Just a few finishing touches is all this home needs. If 1,500+ square feet isn't enough, the detached garage and included Shed offer even more storage! Imagine the convenience of being walking distance to local schools, UPMC, parks and beaches and just a short drive from SUNY Fredonia and the I-90 (centrally located between Erie and Buffalo). Schedule your exclusive showing soon, this continuously updated home could be yours next!

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$82/yr (+$7/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,808
• − Mortgage interest: −$5,882
• − Property taxes: −$1,610
• − Insurance: −$525
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,055
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,628/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: Dunkirk City School District
• NCES district ID: 3609420
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $36,345
• Composite: 26.55/100
• National rank: #7190
• State rank: #575 of 590 in NY

Livability — Dunkirk

• Score: 70/100
• State rank: #426
• US rank: #7421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunkirk, NY
• City population: 14,949
• Population (ZIP): 14,949

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 30% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 25% Dominican 1%
• Common ancestry: Romanian 20% Lithuanian 3% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Other Indo-European 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: ▲ 4.93%
• Current HPI: 325.9188
• 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

-4.5% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $105,000 UNYREIS
• 2026-01-25 Listed $110,000 UNYREIS

Property tax history

+4.7%/yr

Latest (2025): $1,610 · +3.3% YoY. Source: county tax records.