239 County Route 41a · Pulaski, NY 13142

$260,000

4 bd · 2.0 ba · 2,042 sqft · SingleFamily public records · 21 Days on market

Built 1880 4.46 ac lot $127/sqft · 30% below area Est $369k · 30% under

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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).

• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• Cash flow +4.3/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

Key facts

• Formal dining room
• Natural light
• Large kitchen

Tags

• LARGE KITCHEN
• FORMAL DINING ROOM
• VAULTED CEILINGS
• EXPANSIVE LIVING ROOM
• NATURAL LIGHT
• REAR MUDROOM ENTRANCE

Property features AI

Exterior

• Parking: Detached garage with 2 spaces; Driveway; Garage with electricity, storage and workshop area; Garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; Vinyl siding; Metal roof; Block foundation; Existing/resale property; Road frontage on a main thoroughfare; Irregular, wooded lot
• Construction: Vinyl siding construction; Metal roof; Block foundation; Year built: existing (resale)
• Exterior features: Private yard; Above-ground pool; Covered porch; Porch; Gravel driveway; Shed(s)/storage; Propane tank (leased); See remarks

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Range hood; Exhaust fan; Pantry; Eat-in kitchen; Country-style kitchen
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Baseboard heating; Forced air; Window cooling units; Programmable thermostat
• Interior features: Ceiling fan(s); Cathedral ceilings; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Pantry; Natural woodwork; Window treatments; Loft; Bath in primary bedroom; Main level primary bedroom; Programmable thermostat; Drapes; Accessible bedroom; Low-threshold shower; Accessible entrance
• Laundry & utility: Main-level laundry; Accessible utilities; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-690 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (46.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (38.5% below list).
• Recommended offer: $138k (46.9% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 4.3% in Pulaski — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $23k of equity ($2k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $220k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,047 (46.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1880 — 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: 0.61% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.38%
• DSCR: 0.49
• GRM: 13.6

CMA / ARV

• ARV (median comp): $368,962
• List price: $260,000
• Delta: -29.53%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.9%
• Equity multiple: 1.90×
• Total profit: $65,485
• Equity at exit: $199,899

10-year hold

• IRR: 12.5%
• Equity multiple: 4.06×
• Total profit: $223,005
• Equity at exit: $399,079

Cash invested: $72,800 (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: 13.6×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$481 /mo · $5,775/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-690

Break-even live

Break-even rent $2,472

Max offer price $138,047

Occupancy floor —

Sensitivity live

Price	-10% $-543	-5% $-617	+0% $-690	+5% $-764	+10% $-838
Rent	-10% $-817	-5% $-753	+0% $-690	+5% $-627	+10% $-564
Rate	-1.0pp $-559	-0.5pp $-624	base $-690	+0.5pp $-758	+1.0pp $-826

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-09
   status $260,000 Pending 21 DOM
2. 2026-06-08
   days on market $260,000 Active 21 DOM
3. 2026-06-07
   days on market $260,000 Active 20 DOM
4. 2026-06-05
   days on market $260,000 Active 18 DOM
5. 2026-06-04
   days on market $260,000 Active 16 DOM
6. 2026-06-02
   days on market $260,000 Active 15 DOM
7. 2026-06-01
   days on market $260,000 Active 14 DOM
8. 2026-05-31
   days on market $260,000 Active 13 DOM
9. 2026-05-13
   listed $260,000 Active 1156-char remark
10. 2024-09-30
    soldstatus $220,000
11. 2020-08-21
    soldstatus $165,000
12. 2018-12-26
    soldstatus $158,000
13. 2018-12-19
    soldstatus $158,000 Closed Sale or Rented 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

14. 2018-11-10
    status Pending Sale 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

15. 2018-10-31
    historical Continue to Show- Under Contract 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

16. 2018-10-19
    price $164,900 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

17. 2018-09-25
    price $169,900 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

18. 2018-09-11
    price $174,900 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

19. 2018-08-06
    price $179,900 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

20. 2018-07-30
    price $189,900 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

21. 2018-07-09
    listed $194,900 Active 378-char remark

    Show marketing remark (378 chars)

    Completely renovated home in the hamlet of Fernwood. This amazing home features new 2.5 car garage, DR, Lg open updated kitchen. 3 or 4 BR, loft, Master bedroom w/ master bath, another full bath, 1st floor laundry, cathedral ceilings, new siding, new doors, shed, wood shed and so much more! This home is move-in ready all nestled on 4.46 acres! This hidden gem won't last long!

22. 2004-07-27
    soldstatus $89,900

ⓘ 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: $5,775 · $481/mo
• Projected year-2 tax: $5,775 · $481/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,181
• − Mortgage interest: −$14,564
• − Property taxes: −$5,775
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$7,564
• Taxable loss: −$13,091
• Est. tax savings @ 24.0%: +$3,142
• After-tax cash flow: $-5,142/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: 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

+189.2% since first listed

17 events — show timeline

• 2026-06-09 Pending — CNYIS
• 2026-05-28 Relisted — CNYIS
• 2026-05-23 Pending — CNYIS
• 2026-05-13 Listed $260,000 CNYIS
• 2024-09-30 Sold (Public Records) $220,000 Public Records
• 2020-08-21 Sold (Public Records) $165,000 Public Records
• 2018-12-26 Sold (Public Records) $158,000 Public Records
• 2018-12-19 Sold (MLS) $158,000 CNYIS
• 2018-11-10 Pending — CNYIS
• 2018-10-31 Contingent — CNYIS
• 2018-10-19 Price Changed $164,900 CNYIS
• 2018-09-25 Price Changed $169,900 CNYIS
• 2018-09-11 Price Changed $174,900 CNYIS
• 2018-08-06 Price Changed $179,900 CNYIS
• 2018-07-30 Price Changed $189,900 CNYIS
• 2018-07-09 Listed $194,900 CNYIS
• 2004-07-27 Sold (Public Records) $89,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,775 · +0.7% YoY. Source: county tax records.