316 Lord St · Dunkirk, NY 14048

$97,000

3 bd · 2.0 ba · 2,020 sqft · MultiFamily public records · 98 Days on market

Built 1907 4,000 sqft lot $48/sqft · 40% below area Est $161k · 40% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +7.5/10.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

Investment property in Dunkirk NY. Solid house with a new roof (2025). Both units are currently rented with good tenants. Conveniently located near shops, Lake Erie and the NYS thruway. Just 50 minutes form Buffalo and 45 minutes from Erie PA. Owner also owns 306 Lord st which is also for sale. Let's make a deal!

Key facts

• Nys thruway
• Lake erie
• Investment property

Tags

• NEW ROOF
• INVESTMENT PROPERTY
• CONVENIENTLY LOCATED
• NEAR SHOPS
• LAKE ERIE
• NYS THRUWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $97k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $88k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 7.4% in Dunkirk — 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 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 $5k of equity ($671 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $97k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,270 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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 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: 1.24% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $160,532
• List price: $97,000
• Delta: -39.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 E Talcott St	0.37mi	3/2.0	1,941 (-4%)	5mo	$80,000	$41	72
546 S Roberts Rd	0.23mi	3/2.0	2,230 (+10%)	10mo	$105,000	$47	63
438 Hoyt St	0.24mi	4/2.0 (+1)	1,809 (-10%)	4mo	$130,000	$72	63
123 Ruggles St	0.37mi	4/2.0 (+1)	2,146 (+6%)	7mo	$87,000	$41	62
706 Main St	0.56mi	4/2.0 (+1)	2,099 (+4%)	18mo	$88,000	$42	47
503 S Roberts Rd	0.28mi	4/2.0 (+1)	1,760 (-13%)	20mo	$60,000	$34	44
522 Park Ave	0.74mi	4/2.0 (+1)	2,052 (+2%)	20mo	$98,500	$48	41

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: 23.6%
• Equity multiple: 2.48×
• Total profit: $40,114
• Equity at exit: $54,561

10-year hold

• IRR: 23.0%
• Equity multiple: 4.90×
• Total profit: $105,827
• Equity at exit: $93,830

Cash invested: $27,160 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $285

Break-even live

Break-even rent $844

Max offer price $97,000

Occupancy floor 71%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $97,000 Active 98 DOM
2. 2026-06-17
   days on market $97,000 Active 97 DOM
3. 2026-06-16
   days on market $97,000 Active 96 DOM
4. 2026-06-15
   days on market $97,000 Active 95 DOM
5. 2026-06-13
   days on market $97,000 Active 93 DOM
6. 2026-06-12
   days on market $97,000 Active 92 DOM
7. 2026-06-09
   days on market $97,000 Active 89 DOM
8. 2026-06-08
   days on market $97,000 Active 88 DOM
9. 2026-06-07
   days on market $97,000 Active 87 DOM
10. 2026-06-07
    days on market $97,000 Active 86 DOM
11. 2026-06-04
    days on market $97,000 Active 83 DOM
12. 2026-06-02
    days on market $97,000 Active 82 DOM
13. 2026-06-01
    days on market $97,000 Active 81 DOM
14. 2026-05-31
    days on market $97,000 Active 80 DOM
15. 2026-05-14
    price $97,000 314-char remark

    Show marketing remark (314 chars)

    Investment property in Dunkirk NY. Solid house with a new roof (2025). Both units are currently rented with good tenants. Conveniently located near shops, Lake Erie and the NYS thruway. Just 50 minutes form Buffalo and 45 minutes from Erie PA. Owner also owns 306 Lord st which is also for sale. Let's make a deal!

16. 2026-04-06
    price $98,000 314-char remark

    Show marketing remark (314 chars)

    Investment property in Dunkirk NY. Solid house with a new roof (2025). Both units are currently rented with good tenants. Conveniently located near shops, Lake Erie and the NYS thruway. Just 50 minutes form Buffalo and 45 minutes from Erie PA. Owner also owns 306 Lord st which is also for sale. Let's make a deal!

17. 2026-03-12
    listed $99,000 Active 314-char remark

    Show marketing remark (314 chars)

    Investment property in Dunkirk NY. Solid house with a new roof (2025). Both units are currently rented with good tenants. Conveniently located near shops, Lake Erie and the NYS thruway. Just 50 minutes form Buffalo and 45 minutes from Erie PA. Owner also owns 306 Lord st which is also for sale. Let's make a deal!

18. 2023-11-02
    soldstatus $40,000 Closed Sale or Rented 510-char remark

    Show marketing remark (510 chars)

    LOW TAXES ON THIS INVESTMENT PROPERTY. Great potential with this diamond in the rough. Two apartment dwelling needs TLC. Each apartment has two bedrooms and one bath. The upstairs apartment needs to be fully renovated before occupancy. The off-street parking space to the left of the home is for the downstairs tenant. Upstairs would park on the street. The shed is included in the sale—Separate Utilities except for the water. With a bit of sweat equity, a return on your investment will happen quickly.

19. 2023-11-02
    soldstatus $40,000

    Show marketing remark (510 chars)

    LOW TAXES ON THIS INVESTMENT PROPERTY. Great potential with this diamond in the rough. Two apartment dwelling needs TLC. Each apartment has two bedrooms and one bath. The upstairs apartment needs to be fully renovated before occupancy. The off-street parking space to the left of the home is for the downstairs tenant. Upstairs would park on the street. The shed is included in the sale—Separate Utilities except for the water. With a bit of sweat equity, a return on your investment will happen quickly.

20. 2023-09-20
    status Pending Sale 510-char remark

    Show marketing remark (510 chars)

    LOW TAXES ON THIS INVESTMENT PROPERTY. Great potential with this diamond in the rough. Two apartment dwelling needs TLC. Each apartment has two bedrooms and one bath. The upstairs apartment needs to be fully renovated before occupancy. The off-street parking space to the left of the home is for the downstairs tenant. Upstairs would park on the street. The shed is included in the sale—Separate Utilities except for the water. With a bit of sweat equity, a return on your investment will happen quickly.

21. 2023-09-16
    price $47,200 510-char remark

    Show marketing remark (510 chars)

    LOW TAXES ON THIS INVESTMENT PROPERTY. Great potential with this diamond in the rough. Two apartment dwelling needs TLC. Each apartment has two bedrooms and one bath. The upstairs apartment needs to be fully renovated before occupancy. The off-street parking space to the left of the home is for the downstairs tenant. Upstairs would park on the street. The shed is included in the sale—Separate Utilities except for the water. With a bit of sweat equity, a return on your investment will happen quickly.

22. 2023-09-12
    status Active 510-char remark

    Show marketing remark (510 chars)

    LOW TAXES ON THIS INVESTMENT PROPERTY. Great potential with this diamond in the rough. Two apartment dwelling needs TLC. Each apartment has two bedrooms and one bath. The upstairs apartment needs to be fully renovated before occupancy. The off-street parking space to the left of the home is for the downstairs tenant. Upstairs would park on the street. The shed is included in the sale—Separate Utilities except for the water. With a bit of sweat equity, a return on your investment will happen quickly.

23. 2023-08-19
    status Under Contract- Do Not Show 510-char remark

    Show marketing remark (510 chars)

    LOW TAXES ON THIS INVESTMENT PROPERTY. Great potential with this diamond in the rough. Two apartment dwelling needs TLC. Each apartment has two bedrooms and one bath. The upstairs apartment needs to be fully renovated before occupancy. The off-street parking space to the left of the home is for the downstairs tenant. Upstairs would park on the street. The shed is included in the sale—Separate Utilities except for the water. With a bit of sweat equity, a return on your investment will happen quickly.

24. 2023-07-22
    historical Continue to Show- Under Contract 510-char remark

    Show marketing remark (510 chars)

    LOW TAXES ON THIS INVESTMENT PROPERTY. Great potential with this diamond in the rough. Two apartment dwelling needs TLC. Each apartment has two bedrooms and one bath. The upstairs apartment needs to be fully renovated before occupancy. The off-street parking space to the left of the home is for the downstairs tenant. Upstairs would park on the street. The shed is included in the sale—Separate Utilities except for the water. With a bit of sweat equity, a return on your investment will happen quickly.

25. 2023-07-14
    listed $47,700 Active 510-char remark

    Show marketing remark (510 chars)

    LOW TAXES ON THIS INVESTMENT PROPERTY. Great potential with this diamond in the rough. Two apartment dwelling needs TLC. Each apartment has two bedrooms and one bath. The upstairs apartment needs to be fully renovated before occupancy. The off-street parking space to the left of the home is for the downstairs tenant. Upstairs would park on the street. The shed is included in the sale—Separate Utilities except for the water. With a bit of sweat equity, a return on your investment will happen quickly.

26. 1998-05-05
    soldstatus $20,000

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$113/yr (+$9/mo · 8.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 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: $14,453
• − Mortgage interest: −$5,434
• − Property taxes: −$1,414
• − Insurance: −$485
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,822
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $2,938/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

+385.0% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $97,000 WNYREIS
• 2026-04-06 Price Changed $98,000 WNYREIS
• 2026-03-12 Listed $99,000 WNYREIS
• 2023-11-02 Sold (Public Records) $40,000 Public Records
• 2023-11-02 Sold (MLS) $40,000 UNYREIS
• 2023-09-20 Pending — UNYREIS
• 2023-09-16 Price Changed $47,200 UNYREIS
• 2023-09-12 Relisted — UNYREIS
• 2023-08-19 Pending — UNYREIS
• 2023-07-22 Contingent — UNYREIS
• 2023-07-14 Listed $47,700 UNYREIS
• 1998-05-05 Sold (Public Records) $20,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,414 · +3.3% YoY. Source: county tax records.