658 Centerville Rd · Pulaski, NY 13142

$249,900

1 bd · 1.0 ba · 912 sqft · SingleFamily public records · 20 Days on market

Built 2012 5.77 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Cash flow +2.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

New Price!!! Prime building or recreational lot within walking distance to NYS public fishing at the Sportsman's Pool on the Salmon River. Three stately Sugar Maples line the frontage of the lot and mark the entrance to the parklike wooded landscape. Hardwoods cover 3/4 of the lot with pines toward the rear; DEC Wetlands at the back of the lot harbor Deer, Turkey and other indigenous wildlife. If you like to fish; set up housekeeping here and walk down to the River. If you like to hunt; bag a deer in your back yard. If you just like to relax and enjoy nature; this is your little slice of Heaven.

Key facts

• Attached garage
• Screened porch
• Enclosed porch

Tags

• 5.77 ACRES
• ENCLOSED PORCH
• SCREENED PORCH
• ATTACHED GARAGE
• DIRECT ACCESS TO ATV TRAILS
• PRIME FISHING

Property features AI

Exterior

• Parking: Underground parking with storage; Attached or detached garage space for 1 vehicle
• Utilities: Public water connected; Septic tank; Electricity available and connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home
• Construction: Metal roof; Wood siding; Spray foam insulation; PEX plumbing; Block and poured foundation; Existing (resale) property
• Exterior features: Porch (screened); Dirt and gravel driveways; Propane tank (leased); Horses allowed

Interior

• Kitchen: Free-standing range; Gas oven; Gas range; Oven; Refrigerator; Range hood; Exhaust fan
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Kitchen/family room combo; Solid surface counters; Natural woodwork; Window treatments; Loft
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-832 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (58.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (56.7% below list).
• Recommended offer: $103k (58.8% below list) — sets the bar for cash-flow.
• Cap rate 2.3% vs local median 4.4% 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: 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 $22k of equity ($2k loan paydown + $20k 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $22k; list at $250k implies a 1062% gain — meaningful room to come down on a strong offer.

Recommended offer $102,962 (58.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.43% ✗
• Cap rate: 2.30%
• Cash-on-cash: -14.26%
• DSCR: 0.37
• GRM: 19.3

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: 9.8%
• Equity multiple: 1.74×
• Total profit: $52,100
• Equity at exit: $192,134

10-year hold

• IRR: 10.9%
• Equity multiple: 3.72×
• Total profit: $190,598
• Equity at exit: $383,576

Cash invested: $69,972 (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: 19.3×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$271 /mo · $3,254/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-832

Break-even live

Break-even rent $2,134

Max offer price $102,962

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $249,900 Active 20 DOM
2. 2026-06-17
   days on market $249,900 Active 19 DOM
3. 2026-06-16
   days on market $249,900 Active 18 DOM
4. 2026-06-15
   days on market $249,900 Active 17 DOM
5. 2026-06-13
   days on market $249,900 Active 15 DOM
6. 2026-06-12
   days on market $249,900 Active 14 DOM
7. 2026-06-09
   days on market $249,900 Active 11 DOM
8. 2026-06-08
   days on market $249,900 Active 10 DOM
9. 2026-06-07
   days on market $249,900 Active 9 DOM
10. 2026-06-05
    remarks 603-char remark
11. 2026-06-05
    days on market $249,900 Active 7 DOM
12. 2026-06-04
    days on market $249,900 Active 5 DOM
13. 2026-06-02
    days on market $249,900 Active 4 DOM
14. 2026-06-01
    days on market $249,900 Active 3 DOM
15. 2026-05-31
    days on market $249,900 Active 2 DOM
16. 2026-05-28
    listed $249,900 Active
17. 2011-12-06
    soldstatus $21,500
18. 2011-12-02
    soldstatus $21,500 602-char remark

    Show marketing remark (602 chars)

    New Price!!! Prime building or recreational lot within walking distance to NYS public fishing at the Sportsman's Pool on the Salmon River. Three stately Sugar Maples line the frontage of the lot and mark the entrance to the parklike wooded landscape. Hardwoods cover 3/4 of the lot with pines toward the rear; DEC Wetlands at the back of the lot harbor Deer, Turkey and other indigenous wildlife. If you like to fish; set up housekeeping here and walk down to the River. If you like to hunt; bag a deer in your back yard. If you just like to relax and enjoy nature; this is your little slice of Heaven.

19. 2010-05-10
    listed $24,900 602-char remark

    Show marketing remark (602 chars)

    New Price!!! Prime building or recreational lot within walking distance to NYS public fishing at the Sportsman's Pool on the Salmon River. Three stately Sugar Maples line the frontage of the lot and mark the entrance to the parklike wooded landscape. Hardwoods cover 3/4 of the lot with pines toward the rear; DEC Wetlands at the back of the lot harbor Deer, Turkey and other indigenous wildlife. If you like to fish; set up housekeeping here and walk down to the River. If you like to hunt; bag a deer in your back yard. If you just like to relax and enjoy nature; this is your little slice of Heaven.

ⓘ 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: $3,254 · $271/mo
• Projected year-2 tax: $3,739 · $312/mo
• Expected delta: +$484/yr (+$40/mo · 14.9%)

ⓘ 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 1/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,973
• − Mortgage interest: −$13,998
• − Property taxes: −$3,254
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$7,270
• Taxable loss: −$14,875
• Est. tax savings @ 24.0%: +$3,570
• After-tax cash flow: $-6,411/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

+903.6% since first listed

4 events — show timeline

• 2026-05-28 Listed $249,900 CNYIS
• 2011-12-06 Sold (Public Records) $21,500 Public Records
• 2011-12-02 Sold (MLS) $21,500 CNYIS
• 2010-05-10 Listed $24,900 CNYIS

Property tax history

+0.2%/yr

Latest (2025): $3,254 · -0.0% YoY. Source: county tax records.