5002 N Jefferson St · Pulaski, NY 13142

$39,900

3 bd · 2.0 ba · 1,898 sqft · SingleFamily public records · 5 Days on market

Built 1890 1.10 ac lot ↓ 25% 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 +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 MLS

This handyman's special has great potential to be restored to its original beauty. Great location with large lot in town! Great deal for anyone looking for a project or investment property. Don't miss your opportunity to check out this ginormous house looking for someone to make it a home. Schedule your appointment today!!!

Key facts

• Full rehabilitation
• Desirable location
• Access to sewer

Tags

• 1.10 ACRES
• ACCESS TO PUBLIC WATER
• ACCESS TO SEWER
• ACCESS TO ELECTRIC
• FULL REHABILITATION
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 32.0% 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 $4k of equity ($276 loan paydown + $3k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $12k; list at $40k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.59% ✓
• Cap rate: 32.03%
• Cash-on-cash: 91.92%
• DSCR: 5.09
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $250,536
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 View Rd	0.61mi	3/2.0	1,855 (-2%)	1mo	$292,000	$157	67
4961 N Jefferson St	0.22mi	3/1.5	1,716 (-10%)	7mo	$240,900	$140	66
80 Delano St	0.40mi	3/2.0	1,822 (-4%)	22mo	$240,000	$132	56
31 Pine St	0.45mi	2/2.0 (-1)	1,688 (-11%)	23mo	$158,000	$94	37
40 Park St	0.67mi	4/1.5 (+1)	2,058 (+8%)	14mo	$155,000	$75	36
22 Lincoln Ave	0.60mi	4/1.5 (+1)	1,640 (-14%)	23mo	$192,000	$117	24

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: 99.5%
• Equity multiple: 7.38×
• Total profit: $71,306
• Equity at exit: $30,677

10-year hold

• IRR: 96.1%
• Equity multiple: 15.90×
• Total profit: $166,450
• Equity at exit: $61,243

Cash invested: $11,172 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $856

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 35%

Sensitivity live

Price	-10% $883	-5% $870	+0% $856	+5% $842	+10% $828
Rent	-10% $743	-5% $799	+0% $856	+5% $912	+10% $969
Rate	-1.0pp $876	-0.5pp $866	base $856	+0.5pp $845	+1.0pp $835

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-26
   status Pending
2. 2026-04-21
   listed $39,900 Active
3. 2021-01-29
   soldstatus $12,500 Closed Sale or Rented 325-char remark

   Show marketing remark (325 chars)

   This handyman's special has great potential to be restored to its original beauty. Great location with large lot in town! Great deal for anyone looking for a project or investment property. Don't miss your opportunity to check out this ginormous house looking for someone to make it a home. Schedule your appointment today!!!

4. 2020-11-02
   status Pending Sale 325-char remark

   Show marketing remark (325 chars)

   This handyman's special has great potential to be restored to its original beauty. Great location with large lot in town! Great deal for anyone looking for a project or investment property. Don't miss your opportunity to check out this ginormous house looking for someone to make it a home. Schedule your appointment today!!!

5. 2020-10-28
   historical Continue to Show- Under Contract 325-char remark

   Show marketing remark (325 chars)

   This handyman's special has great potential to be restored to its original beauty. Great location with large lot in town! Great deal for anyone looking for a project or investment property. Don't miss your opportunity to check out this ginormous house looking for someone to make it a home. Schedule your appointment today!!!

6. 2020-10-02
   price $27,000 325-char remark

   Show marketing remark (325 chars)

   This handyman's special has great potential to be restored to its original beauty. Great location with large lot in town! Great deal for anyone looking for a project or investment property. Don't miss your opportunity to check out this ginormous house looking for someone to make it a home. Schedule your appointment today!!!

7. 2020-07-28
   price $40,000 325-char remark

   Show marketing remark (325 chars)

   This handyman's special has great potential to be restored to its original beauty. Great location with large lot in town! Great deal for anyone looking for a project or investment property. Don't miss your opportunity to check out this ginormous house looking for someone to make it a home. Schedule your appointment today!!!

8. 2020-06-18
   listed $53,500 Active 325-char remark

   Show marketing remark (325 chars)

   This handyman's special has great potential to be restored to its original beauty. Great location with large lot in town! Great deal for anyone looking for a project or investment property. Don't miss your opportunity to check out this ginormous house looking for someone to make it a home. Schedule your appointment today!!!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,188
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$1,161
• Taxable income: $10,244
• Est. tax owed @ 24.0%: −$2,459
• After-tax cash flow: $7,811/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

-25.4% since first listed

8 events — show timeline

• 2026-04-26 Pending — CNYIS
• 2026-04-21 Listed $39,900 CNYIS
• 2021-01-29 Sold (MLS) $12,500 CNYIS
• 2020-11-02 Pending — CNYIS
• 2020-10-28 Contingent — CNYIS
• 2020-10-02 Price Changed $27,000 CNYIS
• 2020-07-28 Price Changed $40,000 CNYIS
• 2020-06-18 Listed $53,500 CNYIS

Property tax history

+2.5%/yr

Latest (2025): $3,311 · -0.7% YoY. Source: county tax records.