105 Sisson St · Dunkirk, NY 14048

$139,900

4 bd · 1.5 ba · 2,147 sqft · SingleFamily public records · 38 Days on market

Built 1872 10,200 sqft lot $65/sqft · 32% above area Est $106k · 32% over

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Why this score? — see what drove the D 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 +14.9/30.0
• Appreciation +7.5/10.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• 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

Ready to live the Beach Life? This 2,100+, 3 bed, 2.5 bath home is located just a block away from the beach and is within walking distance to the Dunkirk Pier, Boat Launch and Boardwalk. Walk to your favorite restaurants and enjoy the gorgeous sunsets of Lake Erie from your front porch. The home itself has so many options as the main floor lives like a ranch, while the upstairs can be used as an in-law suite. The main floor includes a living room, formal dining room, family room, laundry room, 2 bedrooms and 1.5 baths. The second floor includes a spacious living room, kitchen, laundry room, full bath and bedroom. This home is truly one of a kind as it can be your year-round home or a summer get-a-way. Don’t miss the opportunity to make it your own.

Key facts

• Second-floor laundry
• Separate apartment
• Access to lake erie

Tags

• CORNER LOT
• ACCESS TO LAKE ERIE
• SEPARATE APARTMENT
• WATER AND GAS HOOKUPS
• SECOND-FLOOR LAUNDRY
• TWO STORAGE SHEDS

Property features AI

Exterior

• Parking: Detached garage with electricity; Approximately 2.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Stone foundation; Aluminum siding; Metal roof; Corner, rectangular residential lot (approx. 0.234 acres, 60 x 170); City street frontage; Has a view
• Construction: Aluminum siding construction; Metal roof; Stone foundation; Existing (year built: existing)
• Exterior features: Concrete driveway; Covered porch; Porch; Shed(s) / storage; Beach access to Lake Erie; Lakefront

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas heating; Space heater
• Interior features: Separate formal dining room; Separate formal living room; Enclosed porch; Partial basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $41 ($491/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.3% below list).
• Recommended offer: $121k (13.3% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Dunkirk Intermediate School (math 10% / reading 30%, grade F, #1,945 of 2,108 statewide, top 94%, 588 students, 73% FRL); Dunkirk Senior High School (math 87%, 882 students, 67% FRL).
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-12 pts) — the specific schools serving this property underperform the Dunkirk City School District average; the district grade overstates school quality for this exact location.
• 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 $8k of equity ($967 loan paydown + $7k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 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 $105k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,353 (13.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1872 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $106,091
• List price: $139,900
• Delta: 31.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Ruggles St	0.44mi	4/1.0	2,149 (+0%)	15mo	$6,000	$3	65
15 E Fifth St	0.59mi	4/2.0	2,046 (-5%)	3mo	$170,000	$83	60
48 W 5th St	0.73mi	4/1.5	2,117 (-1%)	16mo	$25,000	$12	50
21 Armadillo St	0.37mi	5/1.5 (+1)	2,400 (+12%)	16mo	$85,000	$35	45
366 Lake Shore Dr E	0.75mi	3/1.5 (-1)	2,024 (-6%)	17mo	$130,000	$64	37

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: 13.8%
• Equity multiple: 1.88×
• Total profit: $34,287
• Equity at exit: $78,692

10-year hold

• IRR: 14.6%
• Equity multiple: 3.60×
• Total profit: $101,665
• Equity at exit: $135,328

Cash invested: $39,172 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $41

Break-even live

Break-even rent $1,162

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $81	+0% $41	+5% $1	+10% $-38
Rent	-10% $-55	-5% $-7	+0% $41	+5% $89	+10% $137
Rate	-1.0pp $111	-0.5pp $77	base $41	+0.5pp $5	+1.0pp $-32

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $139,900 Active 38 DOM
2. 2026-06-21
   days on market $139,900 Active 37 DOM
3. 2026-06-21
   days on market $139,900 Active 36 DOM
4. 2026-06-18
   days on market $139,900 Active 34 DOM
5. 2026-06-17
   days on market $139,900 Active 33 DOM
6. 2026-06-16
   days on market $139,900 Active 32 DOM
7. 2026-06-15
   days on market $139,900 Active 31 DOM
8. 2026-06-13
   days on market $139,900 Active 29 DOM
9. 2026-06-12
   days on market $139,900 Active 28 DOM
10. 2026-06-09
    days on market $139,900 Active 25 DOM
11. 2026-06-09
    price $139,900 Active 24 DOM
12. 2026-06-08
    days on market $144,900 Active 24 DOM
13. 2026-06-07
    days on market $144,900 Active 23 DOM
14. 2026-06-07
    days on market $144,900 Active 22 DOM
15. 2026-06-04
    days on market $144,900 Active 19 DOM
16. 2026-06-02
    days on market $144,900 Active 18 DOM
17. 2026-06-01
    days on market $144,900 Active 17 DOM
18. 2026-05-31
    days on market $144,900 Active 16 DOM
19. 2026-05-15
    listed $144,900 Active 1008-char remark
20. 2023-09-08
    soldstatus $105,000 Closed Sale or Rented 764-char remark

    Show marketing remark (764 chars)

    Ready to live the Beach Life? This 2,100+, 3 bed, 2.5 bath home is located just a block away from the beach and is within walking distance to the Dunkirk Pier, Boat Launch and Boardwalk. Walk to your favorite restaurants and enjoy the gorgeous sunsets of Lake Erie from your front porch. The home itself has so many options as the main floor lives like a ranch, while the upstairs can be used as an in-law suite. The main floor includes a living room, formal dining room, family room, laundry room, 2 bedrooms and 1.5 baths. The second floor includes a spacious living room, kitchen, laundry room, full bath and bedroom. This home is truly one of a kind as it can be your year-round home or a summer get-a-way. Don’t miss the opportunity to make it your own.

21. 2023-04-25
    status Pending Sale 764-char remark

    Show marketing remark (764 chars)

    Ready to live the Beach Life? This 2,100+, 3 bed, 2.5 bath home is located just a block away from the beach and is within walking distance to the Dunkirk Pier, Boat Launch and Boardwalk. Walk to your favorite restaurants and enjoy the gorgeous sunsets of Lake Erie from your front porch. The home itself has so many options as the main floor lives like a ranch, while the upstairs can be used as an in-law suite. The main floor includes a living room, formal dining room, family room, laundry room, 2 bedrooms and 1.5 baths. The second floor includes a spacious living room, kitchen, laundry room, full bath and bedroom. This home is truly one of a kind as it can be your year-round home or a summer get-a-way. Don’t miss the opportunity to make it your own.

22. 2023-04-18
    status Under Contract- Do Not Show 764-char remark

    Show marketing remark (764 chars)

    Ready to live the Beach Life? This 2,100+, 3 bed, 2.5 bath home is located just a block away from the beach and is within walking distance to the Dunkirk Pier, Boat Launch and Boardwalk. Walk to your favorite restaurants and enjoy the gorgeous sunsets of Lake Erie from your front porch. The home itself has so many options as the main floor lives like a ranch, while the upstairs can be used as an in-law suite. The main floor includes a living room, formal dining room, family room, laundry room, 2 bedrooms and 1.5 baths. The second floor includes a spacious living room, kitchen, laundry room, full bath and bedroom. This home is truly one of a kind as it can be your year-round home or a summer get-a-way. Don’t miss the opportunity to make it your own.

23. 2023-04-14
    price $89,900 764-char remark

    Show marketing remark (764 chars)

    Ready to live the Beach Life? This 2,100+, 3 bed, 2.5 bath home is located just a block away from the beach and is within walking distance to the Dunkirk Pier, Boat Launch and Boardwalk. Walk to your favorite restaurants and enjoy the gorgeous sunsets of Lake Erie from your front porch. The home itself has so many options as the main floor lives like a ranch, while the upstairs can be used as an in-law suite. The main floor includes a living room, formal dining room, family room, laundry room, 2 bedrooms and 1.5 baths. The second floor includes a spacious living room, kitchen, laundry room, full bath and bedroom. This home is truly one of a kind as it can be your year-round home or a summer get-a-way. Don’t miss the opportunity to make it your own.

24. 2023-03-20
    listed $105,000 Active 764-char remark

    Show marketing remark (764 chars)

    Ready to live the Beach Life? This 2,100+, 3 bed, 2.5 bath home is located just a block away from the beach and is within walking distance to the Dunkirk Pier, Boat Launch and Boardwalk. Walk to your favorite restaurants and enjoy the gorgeous sunsets of Lake Erie from your front porch. The home itself has so many options as the main floor lives like a ranch, while the upstairs can be used as an in-law suite. The main floor includes a living room, formal dining room, family room, laundry room, 2 bedrooms and 1.5 baths. The second floor includes a spacious living room, kitchen, laundry room, full bath and bedroom. This home is truly one of a kind as it can be your year-round home or a summer get-a-way. Don’t miss the opportunity to make it your own.

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $1,937 · $161/mo
• Expected delta: +$427/yr (+$36/mo · 28.3%)

ⓘ 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: $14,562
• − Mortgage interest: −$7,837
• − Property taxes: −$1,510
• − Insurance: −$700
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$4,070
• Taxable loss: −$1,883
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $943/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

+33.2% since first listed

7 events — show timeline

• 2026-06-08 Price Changed $139,900 WNYREIS
• 2026-05-15 Listed $144,900 WNYREIS
• 2023-09-08 Sold (MLS) $105,000 WNYREIS
• 2023-04-25 Pending — WNYREIS
• 2023-04-18 Pending — WNYREIS
• 2023-04-14 Price Changed $89,900 WNYREIS
• 2023-03-20 Listed $105,000 WNYREIS

Property tax history

+8.3%/yr

Latest (2025): $1,510 · +3.3% YoY. Source: county tax records.