48 County Route 41a · Pulaski, NY 13142

$117,600

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 56 Days on market

Built 1988 3.55 ac lot $65/sqft · 69% below area

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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 +15.8/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don’t miss the chance to bring this spacious home back to life and create something truly special. Offering 1,820 sq ft of living space, this property features 3 bedrooms and 2 full baths, including all the convenience of first-floor living. The flexible layout provides plenty of room to design the home you’ve been envisioning. Set on a generous 3.55-acre lot, there’s endless potential for outdoor living, gardening, recreation, or simply enjoying the peace and privacy of country life. With its great location just minutes from Pulaski, shopping, restaurants, and I-81, you’ll have both tranquility and convenience. This home is bank-owned and priced to sell, giving buyers, investors, or flippers the opportunity to add value with updates and improvements. If you’ve been waiting for a property with acreage, square footage, and potential at an affordable price, this is it. Being sold as-is—bring your vision and make it yours!

Key facts

• Peace and privacy
• Great location
• First floor living

Tags

• FIRST FLOOR LIVING
• 3.55 ACRE LOT
• OUTDOOR LIVING
• PEACE AND PRIVACY
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $53 ($636/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 $10k of equity ($813 loan paydown + $10k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($114k) 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.
• Current owner paid $90k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $114,072 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.22% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 6.8

CMA / ARV

• ARV (median comp): $385,000
• List price: $117,600
• Delta: -69.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 County Route 41a	0.24mi	3/3.0	1,661 (-9%)	5mo	$385,000	$232	66
77 Sherman Lacey Rd	0.71mi	3/2.5	2,056 (+13%)	20mo	$385,000	$187	27

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: 21.8%
• Equity multiple: 2.61×
• Total profit: $53,015
• Equity at exit: $90,416

10-year hold

• IRR: 20.1%
• Equity multiple: 5.61×
• Total profit: $151,735
• Equity at exit: $180,507

Cash invested: $32,928 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$617
• Tax from tax record: −$417 /mo · $5,007/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $53

Break-even live

Break-even rent $1,371

Max offer price $117,600

Occupancy floor 91%

Sensitivity live

Price	-10% $120	-5% $86	+0% $53	+5% $20	+10% $-14
Rent	-10% $-61	-5% $-4	+0% $53	+5% $110	+10% $167
Rate	-1.0pp $112	-0.5pp $83	base $53	+0.5pp $23	+1.0pp $-8

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: $29,400
• Closing costs: $3,528
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending 969-char remark

   Show marketing remark (969 chars)

   Don’t miss the chance to bring this spacious home back to life and create something truly special. Offering 1,820 sq ft of living space, this property features 3 bedrooms and 2 full baths, including all the convenience of first-floor living. The flexible layout provides plenty of room to design the home you’ve been envisioning. Set on a generous 3.55-acre lot, there’s endless potential for outdoor living, gardening, recreation, or simply enjoying the peace and privacy of country life. With its great location just minutes from Pulaski, shopping, restaurants, and I-81, you’ll have both tranquility and convenience. This home is bank-owned and priced to sell, giving buyers, investors, or flippers the opportunity to add value with updates and improvements. If you’ve been waiting for a property with acreage, square footage, and potential at an affordable price, this is it. Being sold as-is—bring your vision and make it yours!

2. 2026-04-27
   price $117,600 969-char remark

   Show marketing remark (969 chars)

   Don’t miss the chance to bring this spacious home back to life and create something truly special. Offering 1,820 sq ft of living space, this property features 3 bedrooms and 2 full baths, including all the convenience of first-floor living. The flexible layout provides plenty of room to design the home you’ve been envisioning. Set on a generous 3.55-acre lot, there’s endless potential for outdoor living, gardening, recreation, or simply enjoying the peace and privacy of country life. With its great location just minutes from Pulaski, shopping, restaurants, and I-81, you’ll have both tranquility and convenience. This home is bank-owned and priced to sell, giving buyers, investors, or flippers the opportunity to add value with updates and improvements. If you’ve been waiting for a property with acreage, square footage, and potential at an affordable price, this is it. Being sold as-is—bring your vision and make it yours!

3. 2026-04-20
   status Active 969-char remark

   Show marketing remark (969 chars)

   Don’t miss the chance to bring this spacious home back to life and create something truly special. Offering 1,820 sq ft of living space, this property features 3 bedrooms and 2 full baths, including all the convenience of first-floor living. The flexible layout provides plenty of room to design the home you’ve been envisioning. Set on a generous 3.55-acre lot, there’s endless potential for outdoor living, gardening, recreation, or simply enjoying the peace and privacy of country life. With its great location just minutes from Pulaski, shopping, restaurants, and I-81, you’ll have both tranquility and convenience. This home is bank-owned and priced to sell, giving buyers, investors, or flippers the opportunity to add value with updates and improvements. If you’ve been waiting for a property with acreage, square footage, and potential at an affordable price, this is it. Being sold as-is—bring your vision and make it yours!

4. 2025-10-28
   status Pending 969-char remark

   Show marketing remark (969 chars)

   Don’t miss the chance to bring this spacious home back to life and create something truly special. Offering 1,820 sq ft of living space, this property features 3 bedrooms and 2 full baths, including all the convenience of first-floor living. The flexible layout provides plenty of room to design the home you’ve been envisioning. Set on a generous 3.55-acre lot, there’s endless potential for outdoor living, gardening, recreation, or simply enjoying the peace and privacy of country life. With its great location just minutes from Pulaski, shopping, restaurants, and I-81, you’ll have both tranquility and convenience. This home is bank-owned and priced to sell, giving buyers, investors, or flippers the opportunity to add value with updates and improvements. If you’ve been waiting for a property with acreage, square footage, and potential at an affordable price, this is it. Being sold as-is—bring your vision and make it yours!

5. 2025-09-25
   listed $123,200 Active 969-char remark

   Show marketing remark (969 chars)

   Don’t miss the chance to bring this spacious home back to life and create something truly special. Offering 1,820 sq ft of living space, this property features 3 bedrooms and 2 full baths, including all the convenience of first-floor living. The flexible layout provides plenty of room to design the home you’ve been envisioning. Set on a generous 3.55-acre lot, there’s endless potential for outdoor living, gardening, recreation, or simply enjoying the peace and privacy of country life. With its great location just minutes from Pulaski, shopping, restaurants, and I-81, you’ll have both tranquility and convenience. This home is bank-owned and priced to sell, giving buyers, investors, or flippers the opportunity to add value with updates and improvements. If you’ve been waiting for a property with acreage, square footage, and potential at an affordable price, this is it. Being sold as-is—bring your vision and make it yours!

6. 2006-09-05
   soldstatus $90,000

ⓘ 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: $5,007 · $417/mo
• Projected year-2 tax: $5,007 · $417/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,255
• − Mortgage interest: −$6,587
• − Property taxes: −$5,007
• − Insurance: −$588
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,421
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $902/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

+30.7% since first listed

6 events — show timeline

• 2026-05-13 Pending — CNYIS
• 2026-04-27 Price Changed $117,600 CNYIS
• 2026-04-20 Relisted — CNYIS
• 2025-10-28 Pending — CNYIS
• 2025-09-25 Listed $123,200 CNYIS
• 2006-09-05 Sold (Public Records) $90,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $5,007 · -0.0% YoY. Source: county tax records.