4731 Salina St · Pulaski, NY 13142

$188,500

5 bd · 2.5 ba · 2,787 sqft · MultiFamily public records · 198 Days on market

Built 1900 $68/sqft · 51% below area

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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).

• Cash flow +11.1/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 4731 Salina Street, a spacious multi-family residence in the heart of Pulaski, NY. Boasting 2,787 square feet of living space, this home includes 5 bedrooms and 2 bathrooms, and sits on a generous 1.20 acre lot. Built in 1900, the house has that classic vintage character, with some modern touches. The home features forced-air heating, a partially finished basement, and an exterior finished in composition siding. For those looking for space and flexibility, this multi-family layout offers potential rental income, room to grow, or options for extended family living. With almost 2,800 square feet, there are plenty of rooms for bedrooms, common areas, or maybe even a home office or two. The large lot offers outdoor space for gardening, entertaining, or other recreational uses.

Key facts

• 2 parking spots
• Built 1900
• Listed 198 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $188k.

Deal economics

• At list price, monthly cash flow is $-76 ($-907/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (16.4% below list).
• Recommended offer: $158k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 $17k 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.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $157,674 (16.4% 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. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (median comp): $387,666
• List price: $188,500
• Delta: -51.38%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.0%
• Equity multiple: 2.41×
• Total profit: $74,488
• Equity at exit: $144,927

10-year hold

• IRR: 17.8%
• Equity multiple: 5.17×
• Total profit: $219,838
• Equity at exit: $289,332

Cash invested: $52,780 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$989
• Tax from tax record: −$254 /mo · $3,050/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-76

Break-even live

Break-even rent $1,672

Max offer price $175,149

Occupancy floor 100%

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $188,500 Active 198 DOM
2. 2026-06-17
   days on market $188,500 Active 197 DOM
3. 2026-06-16
   days on market $188,500 Active 196 DOM
4. 2026-06-15
   days on market $188,500 Active 195 DOM
5. 2026-06-13
   days on market $188,500 Active 193 DOM
6. 2026-06-12
   days on market $188,500 Active 192 DOM
7. 2026-06-09
   days on market $188,500 Active 189 DOM
8. 2026-06-08
   days on market $188,500 Active 188 DOM
9. 2026-06-07
   days on market $188,500 Active 187 DOM
10. 2026-06-05
    days on market $188,500 Active 185 DOM
11. 2026-06-04
    days on market $188,500 Active 183 DOM
12. 2026-06-02
    days on market $188,500 Active 182 DOM
13. 2026-06-01
    days on market $188,500 Active 181 DOM
14. 2026-05-31
    days on market $188,500 Active 180 DOM
15. 2026-04-22
    status Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to 4731 Salina Street, a spacious multi-family residence in the heart of Pulaski, NY. Boasting 2,787 square feet of living space, this home includes 5 bedrooms and 2 bathrooms, and sits on a generous 1.20 acre lot. Built in 1900, the house has that classic vintage character, with some modern touches. The home features forced-air heating, a partially finished basement, and an exterior finished in composition siding. For those looking for space and flexibility, this multi-family layout offers potential rental income, room to grow, or options for extended family living. With almost 2,800 square feet, there are plenty of rooms for bedrooms, common areas, or maybe even a home office or two. The large lot offers outdoor space for gardening, entertaining, or other recreational uses.

16. 2026-04-22
    price $188,500 794-char remark

    Show marketing remark (794 chars)

    Welcome to 4731 Salina Street, a spacious multi-family residence in the heart of Pulaski, NY. Boasting 2,787 square feet of living space, this home includes 5 bedrooms and 2 bathrooms, and sits on a generous 1.20 acre lot. Built in 1900, the house has that classic vintage character, with some modern touches. The home features forced-air heating, a partially finished basement, and an exterior finished in composition siding. For those looking for space and flexibility, this multi-family layout offers potential rental income, room to grow, or options for extended family living. With almost 2,800 square feet, there are plenty of rooms for bedrooms, common areas, or maybe even a home office or two. The large lot offers outdoor space for gardening, entertaining, or other recreational uses.

17. 2025-09-16
    listed $189,000 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to 4731 Salina Street, a spacious multi-family residence in the heart of Pulaski, NY. Boasting 2,787 square feet of living space, this home includes 5 bedrooms and 2 bathrooms, and sits on a generous 1.20 acre lot. Built in 1900, the house has that classic vintage character, with some modern touches. The home features forced-air heating, a partially finished basement, and an exterior finished in composition siding. For those looking for space and flexibility, this multi-family layout offers potential rental income, room to grow, or options for extended family living. With almost 2,800 square feet, there are plenty of rooms for bedrooms, common areas, or maybe even a home office or two. The large lot offers outdoor space for gardening, entertaining, or other recreational uses.

ⓘ 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: $3,050 · $254/mo
• Projected year-2 tax: $3,118 · $260/mo
• Expected delta: +$68/yr (+$6/mo · 2.2%)

ⓘ 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 · 17 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: $18,921
• − Mortgage interest: −$10,559
• − Property taxes: −$3,050
• − Insurance: −$942
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$5,484
• Taxable loss: −$4,141
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $87/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

-0.3% since first listed

3 events — show timeline

• 2026-04-22 Relisted — CNYIS
• 2026-04-22 Price Changed $188,500 CNYIS
• 2025-09-16 Listed $189,000 CNYIS

Property tax history

+5.4%/yr

Latest (2025): $3,050 · -0.7% YoY. Source: county tax records.