25 Park St · Pulaski, NY 13142

$179,900

2 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 26 Days on market

Built 1880 3,939 sqft lot Est $218k · 18% 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 +7.3/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

Key facts

• Covered front porch
• Spacious pantry
• Great location

Tags

• MODERN KITCHEN
• SPACIOUS PANTRY
• REMODELED FULL BATHROOMS
• COVERED FRONT PORCH
• GREAT LOCATION

Property features AI

Finance

• Other: - Additional property details require sign-in or registration

Exterior

• Home design: - Property type and full interior details require sign-in or registration
• Construction: - Construction, year built and related details require sign-in or registration

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (28.4% below list).
• Recommended offer: $129k (28.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Pulaski Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 427 students, 54% FRL); Pulaski Middle-High School (math 46% / reading 63%, grade C-, #912 of 1,100 statewide, top 85%, 517 students, 46% FRL).
• Market conditions: 65 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 $16k of equity ($1k loan paydown + $15k 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 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $152k; 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 $128,860 (28.4% 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: 0.72% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4933 N Jefferson St	0.29mi	3/1.0 (+1)	1,408 (-10%)	7mo	$115,000	$82	59
64 S Jefferson St	0.43mi	3/2.0 (+1)	1,664 (+7%)	4mo	$221,450	$133	56
4961 N Jefferson St	0.47mi	3/1.5 (+1)	1,716 (+10%)	7mo	$240,900	$140	48
31 Pine St	0.35mi	2/2.0	1,688 (+8%)	23mo	$158,000	$94	47
19 Hinman Rd	0.47mi	3/2.0 (+1)	1,792 (+15%)	3mo	$270,000	$151	42
15 Hinman Rd	0.45mi	2/2.0	1,350 (-14%)	17mo	$340,000	$252	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 2.20×
• Total profit: $60,268
• Equity at exit: $138,315

10-year hold

• IRR: 15.5%
• Equity multiple: 4.70×
• Total profit: $186,440
• Equity at exit: $276,132

Cash invested: $50,372 (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: 65
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-242

Break-even live

Break-even rent $1,595

Max offer price $137,154

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-191	+0% $-242	+5% $-293	+10% $-344
Rent	-10% $-344	-5% $-293	+0% $-242	+5% $-191	+10% $-140
Rate	-1.0pp $-151	-0.5pp $-196	base $-242	+0.5pp $-289	+1.0pp $-336

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   historical Active Under Contract
3. 2026-03-18
   listed $179,900 Active
4. 2023-05-24
   soldstatus $152,000
5. 2023-05-17
   soldstatus $152,000 Closed Sale or Rented 922-char remark

   Show marketing remark (922 chars)

   Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

6. 2023-04-17
   status Pending Sale 922-char remark

   Show marketing remark (922 chars)

   Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

7. 2023-03-19
   status Under Contract- Do Not Show 922-char remark

   Show marketing remark (922 chars)

   Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

8. 2023-03-09
   historical Continue to Show- Under Contract 922-char remark

   Show marketing remark (922 chars)

   Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

9. 2023-03-08
   status Active 922-char remark

   Show marketing remark (922 chars)

   Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

10. 2023-03-01
    historical 922-char remark

    Show marketing remark (922 chars)

    Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

11. 2022-12-01
    price $165,000 922-char remark

    Show marketing remark (922 chars)

    Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

12. 2022-11-01
    listed $168,500 Active 922-char remark

    Show marketing remark (922 chars)

    Check out this newly renovated, move in ready 3 bedroom home in the heart of the village. The seller has just completed work in every room of the house including a BRAND NEW KITCHEN AND 2 FULL BATHS. The kitchen features stainless steel appliances and sink as well as bright white cabinets, stone counter tops and an island for extra seating or food prep. New laminate flooring downstairs and carpet upstairs. Newly stained covered porches. New interior doors with beautiful hardware as well as storm doors. Base molding, door and window casings, insulation and sheet rock. The new lighting and fresh paint throughout offer a bright new look to every room. Washer and dryer hookups. Natural gas boiler for efficient heating. Ceiling fans and so much more. Conveniently located within walking distance to the parks, downtown amenities and the elementary school. Just a few miles to Rt 81 for an easy commute north or south.

13. 2021-05-18
    historical
14. 2020-09-26
    price $130,000
15. 2020-07-20
    price $135,000
16. 2020-05-18
    listed $140,000 Active
17. 2011-09-01
    soldstatus $64,000

ⓘ 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: $2,899 · $242/mo
• Projected year-2 tax: $2,970 · $247/mo
• Expected delta: +$71/yr (+$6/mo · 2.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,463
• − Mortgage interest: −$10,077
• − Property taxes: −$2,899
• − Insurance: −$900
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$5,233
• Taxable loss: −$6,120
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $-1,435/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

• Census place: Pulaski, NY
• 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

+181.1% since first listed

17 events — show timeline

• 2026-04-13 Pending — CNYIS
• 2026-04-08 Contingent — CNYIS
• 2026-03-18 Listed $179,900 CNYIS
• 2023-05-24 Sold (Public Records) $152,000 Public Records
• 2023-05-17 Sold (MLS) $152,000 CNYIS
• 2023-04-17 Pending — CNYIS
• 2023-03-19 Pending — CNYIS
• 2023-03-09 Contingent — CNYIS
• 2023-03-08 Relisted — CNYIS
• 2023-03-01 Listing Removed — CNYIS
• 2022-12-01 Price Changed $165,000 CNYIS
• 2022-11-01 Listed $168,500 CNYIS
• 2021-05-18 Listing Removed — CNYIS
• 2020-09-26 Price Changed $130,000 CNYIS
• 2020-07-20 Price Changed $135,000 CNYIS
• 2020-05-18 Listed $140,000 CNYIS
• 2011-09-01 Sold (Public Records) $64,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,899 · -0.7% YoY. Source: county tax records.