348 Rainbow Shores Rd Unit T5 · Pulaski, NY 13142

$59,999

1 bd · 1.0 ba · 756 sqft · Manufactured · 196 Days on market

Built 2025 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Come and enjoy the beauty of Lake Ontario! This BRAND NEW Woodland Park home features 1 bedroom, 1 bathroom, a loft AND a Florida Room. This home comes fully equipped with stainless steel appliances, sofa sleeper, queen bed, recliner and central air. This home gives the ample opportunity to wind down in a relaxing, family friendly community with several amenities available. Continently located 45 minutes from Syracuse, 30 minutes to Watertown, and 5 minutes to the heart of the Salmon River. Schedule a showing today!

Key facts

• Woodland park
• Florida room
• Several amenities

Tags

• LAKE ONTARIO
• WOODLAND PARK
• FLORIDA ROOM
• STAINLESS STEEL APPLIANCES
• SEVERAL AMENITIES
• HEART OF THE SALMON RIVER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 4.4% 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.
• Sandy Creek Central School District (rural): math 44% / reading 52% proficiency, ranked #425 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 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 $5k of equity ($415 loan paydown + $5k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.76% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.87%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 44.1%
• Equity multiple: 4.09×
• Total profit: $51,881
• Equity at exit: $46,130

10-year hold

• IRR: 39.4%
• Equity multiple: 8.79×
• Total profit: $130,794
• Equity at exit: $92,094

Cash invested: $16,800 (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: 63
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $418

Break-even live

Break-even rent $525

Max offer price $59,999

Occupancy floor 55%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $59,999 Active 196 DOM
2. 2026-06-17
   days on market $59,999 Active 195 DOM
3. 2026-06-16
   days on market $59,999 Active 194 DOM
4. 2026-06-15
   days on market $59,999 Active 193 DOM
5. 2026-06-13
   days on market $59,999 Active 191 DOM
6. 2026-06-12
   days on market $59,999 Active 190 DOM
7. 2026-06-09
   days on market $59,999 Active 187 DOM
8. 2026-06-08
   days on market $59,999 Active 186 DOM
9. 2026-06-07
   days on market $59,999 Active 185 DOM
10. 2026-06-07
    days on market $59,999 Active 184 DOM
11. 2026-06-04
    days on market $59,999 Active 181 DOM
12. 2026-06-02
    days on market $59,999 Active 180 DOM
13. 2026-06-01
    days on market $59,999 Active 179 DOM
14. 2026-05-31
    days on market $59,999 Active 178 DOM
15. 2025-12-04
    listed $59,999 Active 521-char remark

    Show marketing remark (521 chars)

    Come and enjoy the beauty of Lake Ontario! This BRAND NEW Woodland Park home features 1 bedroom, 1 bathroom, a loft AND a Florida Room. This home comes fully equipped with stainless steel appliances, sofa sleeper, queen bed, recliner and central air. This home gives the ample opportunity to wind down in a relaxing, family friendly community with several amenities available. Continently located 45 minutes from Syracuse, 30 minutes to Watertown, and 5 minutes to the heart of the Salmon River. Schedule a showing today!

ⓘ 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: $12,651
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,745
• Taxable income: $4,320
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $3,981/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 · 10 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is move-in ready with a good condition score and minimal repairs needed. It offers a good ROI with updates that can significantly increase its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Replace carpet with hardwood flooring — Improves aesthetics and value.
• Both Install smart home features — Attracts tech-savvy buyers and renters.
• Both Add a small outdoor patio — Enhances outdoor living space and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and value. ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters. ↑
• Both Add a small outdoor patio — Enhances outdoor living space and value. ↑

ⓘ 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: Sandy Creek Central School District
• NCES district ID: 3625650
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 52% ▲ 8.00%
• Median HH income: $46,647
• Composite: 40.78/100
• National rank: #3642
• State rank: #425 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

• 2025-12-04 Listed $59,999 Zillow