55 Kosciuszko Ave · Dunkirk, NY 14048

$65,900

3 bd · 1.5 ba · 1,042 sqft · SingleFamily public records · 33 Days on market

Built 1923 0.39 ac lot Est $117k · 44% under ↓ 21% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

EXCELLENT starter home with tons of upside and potential! Put your vision for your first home in motion by taking advantage of this opportunity. This AFFORDABLE 3 bedroom/1.5 bathroom home is conveniently located just inside the limits of the City of Dunkirk. Situated on a double lot with a detached 1 car garage with electrical service, this property offers over 1,600 square feet of useful space. The two story home consists of an enclosed front porch, a living room, a formal dining room, a large kitchen with plenty of cabinet space, a large and spacious enclosed sunroom, a full basement, 3 bedrooms upstairs, and a half bathroom upstairs that has the potential to be easily converted into a 2nd full bathroom. With a new hot water tank, a forced air furnace, and a sump pump, the basement of this home is bone dry! Showings will commence immediately, schedule your"s today.

Key facts

• Enclosed sunroom
• Enclosed front porch
• 0.39 acre lot

Tags

• ENCLOSED FRONT PORCH
• ENCLOSED SUNROOM
• LARGE UPSTAIRS BONUS ROOM

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Single-story listed; Existing construction
• Construction: Aluminum siding; Block foundation
• Exterior features: Enclosed porch; Open porch; Blacktop driveway

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms located on the second floor
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: 71 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 $4k of equity ($456 loan paydown + $3k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 33 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,923 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1923 — 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. 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: 1.71% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $116,704
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 E Benton St	0.42mi	3/1.0	1,040 (-0%)	3mo	$155,000	$149	75
66 Kosciuszko Ave	0.04mi	3/1.0	970 (-7%)	15mo	$78,500	$81	72
136 S Martin St	0.48mi	3/1.0	1,144 (+10%)	7mo	$124,000	$108	54
132 S Martin St	0.49mi	2/1.5 (-1)	1,050 (+1%)	22mo	$180,000	$171	53
10967 S Roberts Rd	0.70mi	3/1.5	1,104 (+6%)	11mo	$129,900	$118	49
406 Franklin Ave	0.49mi	3/1.0	1,153 (+11%)	12mo	$128,900	$112	48
17 E Benton St	0.43mi	2/1.0 (-1)	936 (-10%)	15mo	$89,000	$95	44
63 Tenney St	0.39mi	2/1.0 (-1)	970 (-7%)	24mo	$80,000	$82	44
242 Lincoln Ave	0.58mi	3/1.0	1,122 (+8%)	18mo	$99,900	$89	43
283 Lincoln Ave	0.66mi	2/1.0 (-1)	976 (-6%)	13mo	$125,000	$128	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: 32.5%
• Equity multiple: 3.01×
• Total profit: $37,108
• Equity at exit: $37,068

10-year hold

• IRR: 31.0%
• Equity multiple: 6.06×
• Total profit: $93,338
• Equity at exit: $63,746

Cash invested: $18,452 (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: 71
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $347

Break-even live

Break-even rent $689

Max offer price $65,900

Occupancy floor 64%

Sensitivity live

Price	-10% $384	-5% $366	+0% $347	+5% $328	+10% $310
Rent	-10% $258	-5% $303	+0% $347	+5% $392	+10% $436
Rate	-1.0pp $380	-0.5pp $364	base $347	+0.5pp $330	+1.0pp $313

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $65,900 Active 33 DOM
2. 2026-06-18
   days on market $65,900 Active 31 DOM
3. 2026-06-17
   days on market $65,900 Active 30 DOM
4. 2026-06-16
   days on market $65,900 Active 29 DOM
5. 2026-06-15
   days on market $65,900 Active 28 DOM
6. 2026-06-13
   days on market $65,900 Active 26 DOM
7. 2026-06-12
   pricedays on market $65,900 Active 25 DOM
8. 2026-06-09
   days on market $70,900 Active 22 DOM
9. 2026-06-08
   days on market $70,900 Active 21 DOM
10. 2026-06-07
    days on market $70,900 Active 20 DOM
11. 2026-06-07
    days on market $70,900 Active 19 DOM
12. 2026-06-04
    days on market $70,900 Active 16 DOM
13. 2026-06-02
    days on market $70,900 Active 15 DOM
14. 2026-06-01
    days on market $70,900 Active 14 DOM
15. 2026-05-31
    days on market $70,900 Active 13 DOM
16. 2026-05-18
    listed $70,900 Active
17. 2024-01-10
    soldstatus $70,000
18. 2024-01-09
    soldstatus $70,000 Closed 885-char remark

    Show marketing remark (885 chars)

    EXCELLENT starter home with tons of upside and potential! Put your vision for your first home in motion by taking advantage of this opportunity. This AFFORDABLE 3 bedroom/1.5 bathroom home is conveniently located just inside the limits of the City of Dunkirk. Situated on a double lot with a detached 1 car garage with electrical service, this property offers over 1,600 square feet of useful space. The two story home consists of an enclosed front porch, a living room, a formal dining room, a large kitchen with plenty of cabinet space, a large and spacious enclosed sunroom, a full basement, 3 bedrooms upstairs, and a half bathroom upstairs that has the potential to be easily converted into a 2nd full bathroom. With a new hot water tank, a forced air furnace, and a sump pump, the basement of this home is bone dry! Showings will commence immediately, schedule your"s today.

19. 2023-10-19
    status Under Contract- Do Not Show 885-char remark

    Show marketing remark (885 chars)

    EXCELLENT starter home with tons of upside and potential! Put your vision for your first home in motion by taking advantage of this opportunity. This AFFORDABLE 3 bedroom/1.5 bathroom home is conveniently located just inside the limits of the City of Dunkirk. Situated on a double lot with a detached 1 car garage with electrical service, this property offers over 1,600 square feet of useful space. The two story home consists of an enclosed front porch, a living room, a formal dining room, a large kitchen with plenty of cabinet space, a large and spacious enclosed sunroom, a full basement, 3 bedrooms upstairs, and a half bathroom upstairs that has the potential to be easily converted into a 2nd full bathroom. With a new hot water tank, a forced air furnace, and a sump pump, the basement of this home is bone dry! Showings will commence immediately, schedule your"s today.

20. 2023-09-07
    price $79,900 885-char remark

    Show marketing remark (885 chars)

    EXCELLENT starter home with tons of upside and potential! Put your vision for your first home in motion by taking advantage of this opportunity. This AFFORDABLE 3 bedroom/1.5 bathroom home is conveniently located just inside the limits of the City of Dunkirk. Situated on a double lot with a detached 1 car garage with electrical service, this property offers over 1,600 square feet of useful space. The two story home consists of an enclosed front porch, a living room, a formal dining room, a large kitchen with plenty of cabinet space, a large and spacious enclosed sunroom, a full basement, 3 bedrooms upstairs, and a half bathroom upstairs that has the potential to be easily converted into a 2nd full bathroom. With a new hot water tank, a forced air furnace, and a sump pump, the basement of this home is bone dry! Showings will commence immediately, schedule your"s today.

21. 2023-08-11
    listed $89,900 Active 885-char remark

    Show marketing remark (885 chars)

    EXCELLENT starter home with tons of upside and potential! Put your vision for your first home in motion by taking advantage of this opportunity. This AFFORDABLE 3 bedroom/1.5 bathroom home is conveniently located just inside the limits of the City of Dunkirk. Situated on a double lot with a detached 1 car garage with electrical service, this property offers over 1,600 square feet of useful space. The two story home consists of an enclosed front porch, a living room, a formal dining room, a large kitchen with plenty of cabinet space, a large and spacious enclosed sunroom, a full basement, 3 bedrooms upstairs, and a half bathroom upstairs that has the potential to be easily converted into a 2nd full bathroom. With a new hot water tank, a forced air furnace, and a sump pump, the basement of this home is bone dry! Showings will commence immediately, schedule your"s today.

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $13,545
• − Mortgage interest: −$3,691
• − Property taxes: −$2,059
• − Insurance: −$330
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$1,917
• Taxable income: $3,381
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,354/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

-21.1% since first listed

6 events — show timeline

• 2026-05-18 Listed $70,900 WNYREIS
• 2024-01-10 Sold (Public Records) $70,000 Public Records
• 2024-01-09 Sold (MLS) $70,000 UNYREIS
• 2023-10-19 Pending — UNYREIS
• 2023-09-07 Price Changed $79,900 UNYREIS
• 2023-08-11 Listed $89,900 UNYREIS

Property tax history

+12.7%/yr

Latest (2025): $2,059 · +3.3% YoY. Source: county tax records.