214 Robin St · Dunkirk, NY 14048

$79,800

2 bd · 1.0 ba · 1,502 sqft · SingleFamily public records · 313 Days on market

Built 1903 3,000 sqft lot $53/sqft · 37% below area Est $126k · 37% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

PRICE REDUCED!! Spacious 3 bedroom/1 bath home offers 1 bedroom on main level, laundry room with cabinet space and enclosed back porch leading to fenced yard with shed. Second level has 2 bedroom with an additional area that could be used for another bedroom. Located on a dead end street. Plenty of storage space! Close to the Dunkirk schools. Low taxes!!

Key facts

• Enclosed back porch
• Close to schools
• Fenced yard

Tags

• LAUNDRY ROOM
• ENCLOSED BACK PORCH
• FENCED YARD
• DEAD END STREET
• STORAGE SPACE
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 ($552 loan paydown + $4k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $80k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,224 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 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 1903 — 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: 1.44% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (median comp): $125,683
• List price: $79,800
• Delta: -36.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 W 5th St	0.30mi	2/1.0	1,546 (+3%)	8mo	$66,950	$43	75
416 Robin St	0.21mi	3/1.0 (+1)	1,436 (-4%)	9mo	$137,800	$96	71
407 Dove St	0.19mi	3/1.0 (+1)	1,382 (-8%)	5mo	$110,000	$80	69
121 W Seventh St	0.56mi	3/1.0 (+1)	1,496 (-0%)	11mo	$190,000	$127	59
6 Taft Pl	0.36mi	3/2.0 (+1)	1,618 (+8%)	3mo	$160,000	$99	59
423 Robin St	0.24mi	3/2.0 (+1)	1,618 (+8%)	13mo	$197,000	$122	57
222 Brigham Rd	0.25mi	3/1.0 (+1)	1,287 (-14%)	10mo	$150,100	$117	51
412 Dove St	0.22mi	3/1.5 (+1)	1,704 (+13%)	13mo	$125,000	$73	49
53 W 5th St	0.31mi	3/1.0 (+1)	1,284 (-14%)	11mo	$100,000	$78	47
605 Roosevelt Ave	0.48mi	3/1.5 (+1)	1,395 (-7%)	22mo	$161,000	$115	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: 30.2%
• Equity multiple: 2.87×
• Total profit: $41,870
• Equity at exit: $44,886

10-year hold

• IRR: 28.9%
• Equity multiple: 5.75×
• Total profit: $106,190
• Equity at exit: $77,192

Cash invested: $22,344 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $373

Break-even live

Break-even rent $677

Max offer price $79,800

Occupancy floor 63%

Sensitivity live

Price	-10% $419	-5% $396	+0% $373	+5% $351	+10% $328
Rent	-10% $283	-5% $328	+0% $373	+5% $419	+10% $464
Rate	-1.0pp $414	-0.5pp $394	base $373	+0.5pp $353	+1.0pp $332

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: $19,950
• Closing costs: $2,394
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $79,800 Active 313 DOM
2. 2026-06-18
   days on market $79,800 Active 311 DOM
3. 2026-06-17
   days on market $79,800 Active 310 DOM
4. 2026-06-16
   days on market $79,800 Active 309 DOM
5. 2026-06-15
   days on market $79,800 Active 308 DOM
6. 2026-06-13
   days on market $79,800 Active 306 DOM
7. 2026-06-12
   days on market $79,800 Active 305 DOM
8. 2026-06-09
   days on market $79,800 Active 302 DOM
9. 2026-06-08
   days on market $79,800 Active 301 DOM
10. 2026-06-07
    days on market $79,800 Active 300 DOM
11. 2026-06-07
    days on market $79,800 Active 299 DOM
12. 2026-06-04
    days on market $79,800 Active 296 DOM
13. 2026-06-02
    days on market $79,800 Active 295 DOM
14. 2026-06-01
    days on market $79,800 Active 294 DOM
15. 2026-05-31
    days on market $79,800 Active 293 DOM
16. 2026-02-10
    price $79,800 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCED!! Spacious 3 bedroom/1 bath home offers 1 bedroom on main level, laundry room with cabinet space and enclosed back porch leading to fenced yard with shed. Second level has 2 bedroom with an additional area that could be used for another bedroom. Located on a dead end street. Plenty of storage space! Close to the Dunkirk schools. Low taxes!!

17. 2025-11-11
    price $79,900 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCED!! Spacious 3 bedroom/1 bath home offers 1 bedroom on main level, laundry room with cabinet space and enclosed back porch leading to fenced yard with shed. Second level has 2 bedroom with an additional area that could be used for another bedroom. Located on a dead end street. Plenty of storage space! Close to the Dunkirk schools. Low taxes!!

18. 2025-10-07
    price $85,500 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCED!! Spacious 3 bedroom/1 bath home offers 1 bedroom on main level, laundry room with cabinet space and enclosed back porch leading to fenced yard with shed. Second level has 2 bedroom with an additional area that could be used for another bedroom. Located on a dead end street. Plenty of storage space! Close to the Dunkirk schools. Low taxes!!

19. 2025-09-23
    price $89,900 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCED!! Spacious 3 bedroom/1 bath home offers 1 bedroom on main level, laundry room with cabinet space and enclosed back porch leading to fenced yard with shed. Second level has 2 bedroom with an additional area that could be used for another bedroom. Located on a dead end street. Plenty of storage space! Close to the Dunkirk schools. Low taxes!!

20. 2025-09-02
    price $94,900 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCED!! Spacious 3 bedroom/1 bath home offers 1 bedroom on main level, laundry room with cabinet space and enclosed back porch leading to fenced yard with shed. Second level has 2 bedroom with an additional area that could be used for another bedroom. Located on a dead end street. Plenty of storage space! Close to the Dunkirk schools. Low taxes!!

21. 2025-08-11
    listed $99,900 Active 357-char remark

    Show marketing remark (357 chars)

    PRICE REDUCED!! Spacious 3 bedroom/1 bath home offers 1 bedroom on main level, laundry room with cabinet space and enclosed back porch leading to fenced yard with shed. Second level has 2 bedroom with an additional area that could be used for another bedroom. Located on a dead end street. Plenty of storage space! Close to the Dunkirk schools. Low taxes!!

22. 2024-11-01
    historical
23. 2023-11-01
    listed $90,000 Active
24. 2010-12-26
    soldstatus $43,500
25. 2010-12-22
    soldstatus $43,500
26. 2010-03-15
    listed $43,500
27. 2009-04-20
    listed $45,900
28. 2005-09-22
    soldstatus $32,500
29. 2005-05-12
    listed $35,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,173 · $98/mo
• Expected delta: +$175/yr (+$15/mo · 17.5%)

ⓘ 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: $13,798
• − Mortgage interest: −$4,470
• − Property taxes: −$998
• − Insurance: −$399
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,321
• Taxable income: $3,402
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,665/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

+128.0% since first listed

14 events — show timeline

• 2026-02-10 Price Changed $79,800 UNYREIS
• 2025-11-11 Price Changed $79,900 UNYREIS
• 2025-10-07 Price Changed $85,500 UNYREIS
• 2025-09-23 Price Changed $89,900 UNYREIS
• 2025-09-02 Price Changed $94,900 UNYREIS
• 2025-08-11 Listed $99,900 UNYREIS
• 2024-11-01 Listing Removed — UNYREIS
• 2023-11-01 Listed $90,000 UNYREIS
• 2010-12-26 Sold (MLS) $43,500 UNYREIS
• 2010-12-22 Sold (Public Records) $43,500 Public Records
• 2010-03-15 Listed $43,500 UNYREIS
• 2009-04-20 Listed $45,900 UNYREIS
• 2005-09-22 Sold (MLS) $32,500 UNYREIS
• 2005-05-12 Listed $35,000 UNYREIS

Property tax history

+5.8%/yr

Latest (2025): $998 · +3.3% YoY. Source: county tax records.