80 Brennan #1317 · Pulaski, NY 13142

$35,000

1 bd · 1.0 ba · 750 sqft · SingleFamily · 39 Days on market

Built 2012 Fair condition $47/sqft · 73% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to summer living at Brennan Beach Resort in Pulaski! This beautifully maintained 2012 Stone Ridge fifth wheel offers the perfect seasonal getaway with an impressive covered outdoor living space designed for relaxing and entertaining. The spacious covered deck features roll-down privacy shades, ceiling fans, outdoor kitchen space, mounted TV entertainment wall, fire table seating area, and plenty of room for gathering with family and friends. The outdoor setup creates an inviting extension of the camper and truly makes this property feel like a vacation retreat. Inside, you’ll find a warm and comfortable residential-style interior with rich wood cabinetry, solid surface counter

Key facts

• Kitchen island
• Built 2012
• Listed 39 days

Tags

• COVERED OUTDOOR LIVING SPACE
• OUTDOOR KITCHEN SPACE
• MOUNTED TV ENTERTAINMENT WALL
• FIRE TABLE SEATING AREA
• SOLID SURFACE COUNTERTOPS
• KITCHEN ISLAND

Property features AI

Finance

• Financial info: Land lease: $4,200

Exterior

• Parking: No garage
• Utilities: Public water connected; Water connected; Sewer: holding tank
• Home design: Single-story property; Existing/resale condition
• Construction: Aluminum siding
• Exterior features: Dirt driveway; Propane tank (owned); Beach access to Lake Ontario; Lakefront access

Interior

• Kitchen: Electric cooktop; Gas cooktop; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Vinyl; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: Kitchen and family room combined; Bedroom on main level; Fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.5% vs local median 4.3% in Pulaski — 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 74/100 on livability (#302 in NY, #4,860 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D-, commute F.
• Pulaski Central School District (rural): math 44% / reading 58% proficiency, ranked #377 of 590 in NY (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 64 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($242 loan paydown + $3k appreciation (8.1% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, 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 39 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.90% ✓
• Cap rate: 25.48%
• Cash-on-cash: 68.51%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (median comp): $128,338
• List price: $35,000
• Delta: -72.73%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

8.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.9%
• Equity multiple: 6.14×
• Total profit: $50,371
• Equity at exit: $26,909

10-year hold

• IRR: 73.5%
• Equity multiple: 13.22×
• Total profit: $119,712
• Equity at exit: $53,722

Cash invested: $9,800 (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 13142

• Home prices YoY: 2.8%
• Active inventory: 64
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $560

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 40%

Sensitivity live

Price	-10% $584	-5% $572	+0% $560	+5% $547	+10% $535
Rent	-10% $479	-5% $519	+0% $560	+5% $600	+10% $640
Rate	-1.0pp $577	-0.5pp $568	base $560	+0.5pp $550	+1.0pp $541

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $35,000 Active 39 DOM
2. 2026-06-18
   days on market $35,000 Active 37 DOM
3. 2026-06-17
   days on market $35,000 Active 36 DOM
4. 2026-06-16
   days on market $35,000 Active 35 DOM
5. 2026-06-15
   days on market $35,000 Active 34 DOM
6. 2026-06-13
   days on market $35,000 Active 32 DOM
7. 2026-06-12
   days on market $35,000 Active 31 DOM
8. 2026-06-09
   days on market $35,000 Active 28 DOM
9. 2026-06-08
   days on market $35,000 Active 27 DOM
10. 2026-06-07
    days on market $35,000 Active 26 DOM
11. 2026-06-05
    days on market $35,000 Active 24 DOM
12. 2026-06-04
    days on market $35,000 Active 22 DOM
13. 2026-06-02
    days on market $35,000 Active 21 DOM
14. 2026-06-01
    days on market $35,000 Active 20 DOM
15. 2026-05-31
    days on market $35,000 Active 19 DOM
16. 2026-05-12
    listed $35,000 Active 1553-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,173
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,018
• Taxable income: $6,547
• Est. tax owed @ 24.0%: −$1,571
• After-tax cash flow: $5,143/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This 2012 Stone Ridge fifth wheel is in fair condition with cosmetic updates needed. Painting the exterior and cleaning the roof can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Clean the roof — A clean roof improves the home's appearance and can attract more buyers or renters.
• Both Inspect and replace any damaged windows — New windows can improve energy efficiency and increase the home's value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean the roof — A clean roof improves the home's appearance and can attract more buyers or renters. ↑
• Both Inspect and replace any damaged windows — New windows can improve energy efficiency and increase the home's value for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pulaski Central School District
• NCES district ID: 3623880
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 58% ▲ 13.00%
• Median HH income: $44,689
• Composite: 43.06/100
• National rank: #3095
• State rank: #377 of 590 in NY

Livability — Pulaski

• Score: 74/100
• State rank: #302
• US rank: #4860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,568
• Population (ZIP): 6,568

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.13%
• Current HPI: 294.1918
• 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

1 event — show timeline

• 2026-05-12 Listed $35,000 CNYIS