4921 N Jefferson St · Pulaski, NY 13142

$289,000

5 bd · 3.5 ba · 3,248 sqft · MultiFamily public records · 10 Days on market

Built 1900

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Why this score? — see what drove the C- 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 +14.2/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Prime location, beautiful old style home located directly in the heart of Pulaski! This charming 2 story home is ready to be your next income producing investment. Previously used as a dual family rental, the upstairs includes 2 bedrooms, a full bath and an efficiency kitchen. The lower level boasts a large kitchen, sitting room, and 3 bedrooms. Potential for a bed and breakfast, air BnB or apartments!

Key facts

• Separate entrance
• Large lot
• Huge laundry room

Tags

• LARGE LOT
• HARDWOOD FLOORS
• HUGE LAUNDRY ROOM
• SEPARATE ENTRANCE
• CLOSE TO SALMON RIVER

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $289k.

Deal economics

• At list price, monthly cash flow is $47 ($562/yr) — positive. Per door: $23/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (12.2% below list).
• Recommended offer: $254k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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 $26k of equity ($2k loan paydown + $24k 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 $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $50k; list at $289k implies a 478% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $253,600 (12.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.5

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: 20.8%
• Equity multiple: 2.54×
• Total profit: $124,524
• Equity at exit: $222,195

10-year hold

• IRR: 19.2%
• Equity multiple: 5.44×
• Total profit: $359,212
• Equity at exit: $443,592

Cash invested: $80,920 (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: 19.0×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$321 /mo · $3,848/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $47

Break-even live

Break-even rent $2,477

Max offer price $289,000

Occupancy floor 93%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,536
Total (2 units)			$2,536

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $289,000 Active 10 DOM
2. 2026-06-17
   days on market $289,000 Active 9 DOM
3. 2026-06-16
   days on market $289,000 Active 8 DOM
4. 2026-06-15
   days on market $289,000 Active 7 DOM
5. 2026-06-13
   days on market $289,000 Active 5 DOM
6. 2026-06-12
   days on market $289,000 Active 4 DOM
7. 2026-06-09
   remarks 331-char remark
8. 2026-06-09
   listed $289,000 Active 1 DOM

ⓘ 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: $3,848 · $321/mo
• Projected year-2 tax: $4,366 · $364/mo
• Expected delta: +$518/yr (+$43/mo · 13.5%)

ⓘ 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 ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $30,432
• − Mortgage interest: −$16,188
• − Property taxes: −$3,848
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$8,407
• Taxable loss: −$4,326
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $1,600/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

+580.0% since first listed

11 events — show timeline

• 2026-06-09 Listed $289,000 FSBO.com
• 2024-03-22 Sold (MLS) $50,000 CNYIS
• 2024-01-07 Pending — CNYIS
• 2023-12-06 Price Changed $80,000 CNYIS
• 2023-09-09 Price Changed $99,900 CNYIS
• 2023-07-05 Relisted — CNYIS
• 2023-07-02 Listing Removed — CNYIS
• 2023-07-02 Listed $150,000 CNYIS
• 2019-03-04 Listing Removed — CNYIS
• 2019-02-11 Listed $115,000 CNYIS
• 1993-11-29 Sold (Public Records) $42,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,848 · +35.1% YoY. Source: county tax records.