12 Church St · Pulaski, NY 13142

$94,900

4 bd · 2.0 ba · 2,182 sqft · SingleFamily public records · 15 Days on market

Built 1885 0.53 ac lot

---

Why this score? — see what drove the B+ 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 +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this 4-bedroom, 2 bath property in Pulaski! Ample space inside and out, with proximity to premier recreation areas like the Salmon River and extensive snowmobile trails

Key facts

• Snowmobile trails
• Salmon river
• 0.53 acre lot

Tags

• PREMIER RECREATION AREAS
• SALMON RIVER
• SNOWMOBILE TRAILS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: One story; Existing property condition
• Construction: Wood siding; Stone foundation
• Exterior features: Dirt driveway; Flag lot; Residential lot; Road frontage on a city street; Lot dimensions approximately 99 x 200; Lot size about 0.53 acre

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 9 total rooms including living spaces and great room
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Great room; Has basement (partial); 1 fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.3% 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: 64 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 $8k of equity ($656 loan paydown + $8k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.70% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $272,750
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 James St	0.03mi	3/2.0 (-1)	2,057 (-6%)	2mo	$250,000	$122	82
16 Coho St	0.20mi	3/2.0 (-1)	2,228 (+2%)	10mo	$279,000	$125	74
4004 Port St	0.33mi	5/2.0 (+1)	2,160 (-1%)	12mo	$231,000	$107	68
40 Park St	0.24mi	4/1.5	2,058 (-6%)	14mo	$155,000	$75	66
28 Coho St	0.18mi	3/2.5 (-1)	1,966 (-10%)	6mo	$350,000	$178	63
91 North St	0.65mi	4/2.5	2,288 (+5%)	2mo	$464,900	$203	58
4747 Salina St	0.41mi	4/1.0	1,979 (-9%)	8mo	$171,000	$86	54
17 Forest Dr	0.08mi	3/2.5 (-1)	1,920 (-12%)	20mo	$200,000	$104	52
7 View Rd	0.39mi	3/2.0 (-1)	1,855 (-15%)	1mo	$292,000	$157	51
4069 Port St	0.65mi	4/2.5	2,388 (+9%)	2mo	$340,000	$142	50

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: 33.0%
• Equity multiple: 3.37×
• Total profit: $62,925
• Equity at exit: $72,963

10-year hold

• IRR: 29.4%
• Equity multiple: 7.25×
• Total profit: $166,019
• Equity at exit: $145,664

Cash invested: $26,572 (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: 64
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$381 /mo · $4,571/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $358

Break-even live

Break-even rent $1,162

Max offer price $94,900

Occupancy floor 73%

Sensitivity live

Price	-10% $686	-5% $654	+0% $358	+5% $332	+10% $305
Rent	-10% $231	-5% $295	+0% $358	+5% $422	+10% $486
Rate	-1.0pp $406	-0.5pp $383	base $358	+0.5pp $334	+1.0pp $309

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-12
   statusdays on market $94,900 Pending 15 DOM
2. 2026-06-09
   days on market $94,900 Active Under Contract 14 DOM
3. 2026-06-08
   days on market $94,900 Active Under Contract 13 DOM
4. 2026-06-07
   statusdays on market $94,900 Active Under Contract 12 DOM
5. 2026-06-05
   days on market $94,900 Active 10 DOM
6. 2026-06-04
   days on market $94,900 Active 8 DOM
7. 2026-06-02
   days on market $94,900 Active 7 DOM
8. 2026-06-01
   days on market $94,900 Active 6 DOM
9. 2026-05-31
   days on market $94,900 Active 5 DOM
10. 2026-05-18
    status Active 185-char remark
11. 2026-05-15
    listed $99,900 Active 180-char remark
12. 2026-03-02
    status Pending 185-char remark
13. 2026-01-31
    historical Active Under Contract 185-char remark
14. 2026-01-31
    historical 185-char remark
15. 2026-01-14
    price $99,900 185-char remark
16. 2025-12-17
    listed $109,900 Active 185-char remark
17. 2025-11-07
    status Active
18. 2025-10-24
    status Active
19. 2025-10-23
    historical Active Under Contract
20. 2025-10-18
    listed $109,900 Active
21. 2025-10-16
    historical
22. 2025-10-16
    historical
23. 2025-10-08
    price $109,900
24. 2025-09-15
    price $129,900
25. 2025-09-10
    price $129,900
26. 2025-07-22
    status Active
27. 2025-07-17
    listed $149,900 Active
28. 2025-07-17
    listed $149,900 Active
29. 2015-11-17
    soldstatus $90,000
30. 2015-11-16
    soldstatus $90,000 Closed Sale or Rented
31. 2015-09-12
    historical Under Contract- Do Not Show
32. 2015-08-25
    price $94,900
33. 2015-08-24
    status Active
34. 2015-08-13
    historical Continue to Show- Under Contract
35. 2015-06-22
    price $99,900
36. 2015-06-01
    listed $104,900 Active
37. 2000-10-13
    soldstatus $79,500
38. 1995-06-23
    soldstatus $73,000

ⓘ 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: $4,571 · $381/mo
• Projected year-2 tax: $4,571 · $381/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,392
• − Mortgage interest: −$5,316
• − Property taxes: −$4,571
• − Insurance: −$474
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$2,761
• Taxable income: $3,167
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,542/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

+30.0% since first listed

35 events — show timeline

• 2026-06-10 Pending — CNYIS
• 2026-06-05 Contingent — CNYIS
• 2026-05-26 Listed $94,900 CNYIS
• 2026-05-22 Listing Removed — CNYIS
• 2026-05-20 Listing Removed — CNYIS
• 2026-05-19 Listing Removed — CNYIS
• 2026-05-18 Relisted — CNYIS
• 2026-05-15 Listed $99,900 CNYIS
• 2026-03-02 Pending — CNYIS
• 2026-01-31 Contingent — CNYIS
• 2026-01-31 Listing Removed — CNYIS
• 2026-01-14 Price Changed $99,900 CNYIS
• 2025-12-17 Listed $109,900 CNYIS
• 2025-11-07 Relisted — CNYIS
• 2025-10-24 Relisted — CNYIS
• 2025-10-23 Contingent — CNYIS
• 2025-10-18 Listed $109,900 CNYIS
• 2025-10-16 Listing Removed — Global MLS
• 2025-10-16 Listing Removed — CNYIS
• 2025-10-08 Price Changed $109,900 CNYIS
• 2025-09-15 Price Changed $129,900 Global MLS
• 2025-09-10 Price Changed $129,900 CNYIS
• 2025-07-22 Relisted — CNYIS
• 2025-07-17 Listed $149,900 Global MLS
• 2025-07-17 Listed $149,900 CNYIS
• 2015-11-17 Sold (Public Records) $90,000 Public Records
• 2015-11-16 Sold (MLS) $90,000 CNYIS
• 2015-09-12 Contingent — CNYIS
• 2015-08-25 Price Changed $94,900 CNYIS
• 2015-08-24 Relisted — CNYIS
• 2015-08-13 Contingent — CNYIS
• 2015-06-22 Price Changed $99,900 CNYIS
• 2015-06-01 Listed $104,900 CNYIS
• 2000-10-13 Sold (Public Records) $79,500 Public Records
• 1995-06-23 Sold (Public Records) $73,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,571 · -1.6% YoY. Source: county tax records.