62 Kiblin Shores Lot 11 · Pulaski, NY 13145

$34,900

2 bd · 1.0 ba · 750 sqft · Manufactured · 430 Days on market

Built 1973 Fair condition ↓ 34% since listing

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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 +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Single wide Mobile Home in private park for sale!! Located on North Sandy Pond with access to Lake Ontario. Renovated trailer with new Anderson windows and sliding glass door. New cabinets & countertops along with a new gas stove. Commercial rubber roof on the trailer. Located in a park that is open from May 15th to October 15th. 30 ft dock on wheels and boat hoist with wheel kit included, enjoy your waterfront access to Sandy Pond and Lake Ontario just outside your door. Amish shed included with sale. DEAL OF THE SEASON on Sandy Pond. BY APPOINTMENT ONLY . .. Price improvement to $39,900!!

Key facts

• New anderson windows
• New cabinets
• Sliding glass door

Tags

• ACCESS TO LAKE ONTARIO
• RENOVATED TRAILER
• NEW ANDERSON WINDOWS
• SLIDING GLASS DOOR
• NEW CABINETS
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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.
• Sandy Creek Central School District (rural): math 44% / reading 52% proficiency, ranked #425 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $3k of equity ($241 loan paydown + $3k appreciation (7.8% 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 (7.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 430 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 430 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — 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. 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.
7. 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.
8. 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: 2.55% ✓
• Cap rate: 22.17%
• Cash-on-cash: 56.70%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.9%
• Equity multiple: 5.44×
• Total profit: $43,390
• Equity at exit: $26,079

10-year hold

• IRR: 62.4%
• Equity multiple: 11.65×
• Total profit: $104,059
• Equity at exit: $51,356

Cash invested: $9,772 (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 13145

• Home prices YoY: 2.5%
• Active inventory: 14
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $462

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 43%

Sensitivity live

Price	-10% $486	-5% $474	+0% $462	+5% $450	+10% $438
Rent	-10% $391	-5% $427	+0% $462	+5% $497	+10% $532
Rate	-1.0pp $479	-0.5pp $471	base $462	+0.5pp $453	+1.0pp $444

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $34,900 Active 430 DOM
2. 2026-06-18
   days on market $34,900 Active 428 DOM
3. 2026-06-17
   days on market $34,900 Active 427 DOM
4. 2026-06-16
   days on market $34,900 Active 426 DOM
5. 2026-06-16
   remarks 656-char remark
6. 2026-06-16
   price $34,900 Active 425 DOM
7. 2026-06-15
   days on market $37,000 Active 425 DOM
8. 2026-06-13
   days on market $37,000 Active 423 DOM
9. 2026-06-12
   remarks 611-char remark
10. 2026-06-12
    days on market $37,000 Active 422 DOM
11. 2026-06-09
    days on market $37,000 Active 419 DOM
12. 2026-06-08
    days on market $37,000 Active 418 DOM
13. 2026-06-07
    days on market $37,000 Active 417 DOM
14. 2026-06-07
    days on market $37,000 Active 416 DOM
15. 2026-06-04
    pricedays on market $37,000 Active 413 DOM
16. 2026-06-02
    days on market $39,900 Active 412 DOM
17. 2026-06-01
    days on market $39,900 Active 411 DOM
18. 2026-05-31
    days on market $39,900 Active 410 DOM
19. 2026-05-06
    price $39,900 604-char remark

    Show marketing remark (604 chars)

    Single wide Mobile Home in private park for sale!! Located on North Sandy Pond with access to Lake Ontario. Renovated trailer with new Anderson windows and sliding glass door. New cabinets & countertops along with a new gas stove. Commercial rubber roof on the trailer. Located in a park that is open from May 15th to October 15th. 30 ft dock on wheels and boat hoist with wheel kit included, enjoy your waterfront access to Sandy Pond and Lake Ontario just outside your door. Amish shed included with sale. DEAL OF THE SEASON on Sandy Pond. BY APPOINTMENT ONLY . .. Price improvement to $39,900!!

20. 2025-10-02
    price $42,000 604-char remark

    Show marketing remark (604 chars)

    Single wide Mobile Home in private park for sale!! Located on North Sandy Pond with access to Lake Ontario. Renovated trailer with new Anderson windows and sliding glass door. New cabinets & countertops along with a new gas stove. Commercial rubber roof on the trailer. Located in a park that is open from May 15th to October 15th. 30 ft dock on wheels and boat hoist with wheel kit included, enjoy your waterfront access to Sandy Pond and Lake Ontario just outside your door. Amish shed included with sale. DEAL OF THE SEASON on Sandy Pond. BY APPOINTMENT ONLY . .. Price improvement to $39,900!!

21. 2025-08-13
    price $49,900 604-char remark

    Show marketing remark (604 chars)

    Single wide Mobile Home in private park for sale!! Located on North Sandy Pond with access to Lake Ontario. Renovated trailer with new Anderson windows and sliding glass door. New cabinets & countertops along with a new gas stove. Commercial rubber roof on the trailer. Located in a park that is open from May 15th to October 15th. 30 ft dock on wheels and boat hoist with wheel kit included, enjoy your waterfront access to Sandy Pond and Lake Ontario just outside your door. Amish shed included with sale. DEAL OF THE SEASON on Sandy Pond. BY APPOINTMENT ONLY . .. Price improvement to $39,900!!

22. 2025-06-21
    price $52,000 604-char remark

    Show marketing remark (604 chars)

    Single wide Mobile Home in private park for sale!! Located on North Sandy Pond with access to Lake Ontario. Renovated trailer with new Anderson windows and sliding glass door. New cabinets & countertops along with a new gas stove. Commercial rubber roof on the trailer. Located in a park that is open from May 15th to October 15th. 30 ft dock on wheels and boat hoist with wheel kit included, enjoy your waterfront access to Sandy Pond and Lake Ontario just outside your door. Amish shed included with sale. DEAL OF THE SEASON on Sandy Pond. BY APPOINTMENT ONLY . .. Price improvement to $39,900!!

23. 2025-04-15
    listed $60,000 Active 604-char remark

    Show marketing remark (604 chars)

    Single wide Mobile Home in private park for sale!! Located on North Sandy Pond with access to Lake Ontario. Renovated trailer with new Anderson windows and sliding glass door. New cabinets & countertops along with a new gas stove. Commercial rubber roof on the trailer. Located in a park that is open from May 15th to October 15th. 30 ft dock on wheels and boat hoist with wheel kit included, enjoy your waterfront access to Sandy Pond and Lake Ontario just outside your door. Amish shed included with sale. DEAL OF THE SEASON on Sandy Pond. BY APPOINTMENT ONLY . .. Price improvement to $39,900!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 38% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,678
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$1,015
• Taxable income: $5,301
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $4,269/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

A renovated mobile home with good interior and roof, but poor exterior condition and overgrown landscaping. Painting the exterior and landscaping would significantly improve its appearance and value.

Repairs flagged

• Major siding — Significant weathering and damage
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant weathering and damage	Major	$15,000–50,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sandy Creek Central School District
• NCES district ID: 3625650
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 52% ▲ 8.00%
• Median HH income: $46,647
• Composite: 40.78/100
• National rank: #3642
• State rank: #425 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): 1,794

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: German 8% Lithuanian 7% Romanian 5%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 7.82%
• Current HPI: 323.0282
• 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

-33.5% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $39,900 CNYIS
• 2025-10-02 Price Changed $42,000 CNYIS
• 2025-08-13 Price Changed $49,900 CNYIS
• 2025-06-21 Price Changed $52,000 CNYIS
• 2025-04-15 Listed $60,000 CNYIS