328 Ouderkirk Rd · Pulaski, NY 13142

$79,800

3 bd · 2.0 ba · 2,700 sqft · SingleFamily public records · 46 Days on market

Built 1900 Poor condition 2.00 ac lot $30/sqft · 87% below area ↓ 53% 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 +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Key facts

• Hardwood floors
• Enclosed front porch
• 2 acre lot

Tags

• ENCLOSED FRONT PORCH
• HARDWOOD FLOORS
• CUSTOM BUILT FIREPLACE
• MINUTES FROM LOCAL MARINAS
• PUBLIC WATER AVAILABLE

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Water listed as public but not connected
• Home design: Single-story; Existing construction; Metal roof; Vinyl siding; Stone foundation
• Construction: Metal roof; Vinyl siding; Stone foundation; Built — existing (year not specified)
• Exterior features: Dirt driveway; Gravel driveway; Irregular, rural lot (2 acres)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Heating present; Oil heating; Wood heating; Forced air
• Interior features: Separate/formal living room; Country kitchen; Convertible bedroom; Workshop; Partial basement; Basement present; One fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 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 $7k of equity ($552 loan paydown + $6k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,406 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.79% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 4.7

CMA / ARV

• ARV (median comp): $627,882
• List price: $79,800
• Delta: -87.29%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43-45 Lakeshore Rd #43	0.66mi	3/2.0	2,318 (-14%)	22mo	$509,000	$220	28

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: 40.4%
• Equity multiple: 3.85×
• Total profit: $63,791
• Equity at exit: $61,354

10-year hold

• IRR: 36.0%
• Equity multiple: 8.29×
• Total profit: $162,888
• Equity at exit: $122,487

Cash invested: $22,344 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$204 /mo · $2,442/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $473

Break-even live

Break-even rent $829

Max offer price $79,800

Occupancy floor 62%

Sensitivity live

Price	-10% $519	-5% $496	+0% $473	+5% $451	+10% $428
Rent	-10% $361	-5% $417	+0% $473	+5% $530	+10% $586
Rate	-1.0pp $514	-0.5pp $494	base $473	+0.5pp $453	+1.0pp $432

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: $19,950
• Closing costs: $2,394
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $79,800 Active 46 DOM
2. 2026-06-18
   days on market $79,800 Active 44 DOM
3. 2026-06-17
   days on market $79,800 Active 43 DOM
4. 2026-06-16
   days on market $79,800 Active 42 DOM
5. 2026-06-15
   days on market $79,800 Active 41 DOM
6. 2026-06-13
   days on market $79,800 Active 39 DOM
7. 2026-06-12
   days on market $79,800 Active 38 DOM
8. 2026-06-09
   days on market $79,800 Active 35 DOM
9. 2026-06-08
   days on market $79,800 Active 34 DOM
10. 2026-06-07
    days on market $79,800 Active 33 DOM
11. 2026-06-07
    days on market $79,800 Active 32 DOM
12. 2026-06-04
    days on market $79,800 Active 29 DOM
13. 2026-06-02
    days on market $79,800 Active 28 DOM
14. 2026-06-01
    days on market $79,800 Active 27 DOM
15. 2026-05-31
    days on market $79,800 Active 26 DOM
16. 2026-05-05
    listed $79,800 Active 600-char remark
17. 2025-11-19
    historical
18. 2025-05-10
    price $89,900
19. 2024-12-19
    status Active
20. 2024-12-19
    price $97,800
21. 2024-08-16
    status Pending
22. 2024-08-12
    historical Active Under Contract
23. 2024-06-14
    listed $109,900 Active
24. 2024-05-31
    historical
25. 2024-04-25
    price $124,900
26. 2023-07-27
    price $129,900
27. 2023-06-23
    listed $169,900 Active

ⓘ 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: $2,442 · $204/mo
• Projected year-2 tax: $2,442 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,144
• − Mortgage interest: −$4,470
• − Property taxes: −$2,442
• − Insurance: −$399
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$2,321
• Taxable income: $4,768
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,536/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to address the deteriorating exterior, roof, flooring, and other systems.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major roof — Visible rust and potential leak
• Major flooring — Worn-out carpet
• Major interior walls — Painted walls with visible wear
• Major windows — Old, possibly single-pane windows
• Major foundation — Signs of settling or damage
• Major HVAC/mechanicals — No visible systems, likely outdated
• Major landscaping — Overgrown lawn and unkempt appearance

Value-add opportunities

• Resale new siding — Enhances curb appeal and durability
• Resale new roof — Fixes potential leak and improves aesthetics
• Resale new flooring — Updates interior and improves comfort
• Resale new windows — Improves energy efficiency and aesthetics
• Resale foundation repair — Stabilizes structure and improves safety
• Rental HVAC upgrade — Improves comfort and energy efficiency
• Resale landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Visible rust and potential leak	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
windows · Old, possibly single-pane windows	Major	$15,000–50,000
foundation · Signs of settling or damage	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, likely outdated	Major	$15,000–50,000
landscaping · Overgrown lawn and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale new siding — Enhances curb appeal and durability ↑
• Resale new roof — Fixes potential leak and improves aesthetics ↑
• Resale new flooring — Updates interior and improves comfort ↑
• Resale new windows — Improves energy efficiency and aesthetics ↑
• Resale foundation repair — Stabilizes structure and improves safety ↑
• Rental HVAC upgrade — Improves comfort and energy efficiency ↑
• Resale landscaping — Enhances curb appeal and property 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): 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

-53.0% since first listed

12 events — show timeline

• 2026-05-05 Listed $79,800 CNYIS
• 2025-11-19 Listing Removed — CNYIS
• 2025-05-10 Price Changed $89,900 CNYIS
• 2024-12-19 Relisted — CNYIS
• 2024-12-19 Price Changed $97,800 CNYIS
• 2024-08-16 Pending — CNYIS
• 2024-08-12 Contingent — CNYIS
• 2024-06-14 Listed $109,900 CNYIS
• 2024-05-31 Listing Removed — CNYIS
• 2024-04-25 Price Changed $124,900 CNYIS
• 2023-07-27 Price Changed $129,900 CNYIS
• 2023-06-23 Listed $169,900 CNYIS

Property tax history

+87.6%/yr

Latest (2024): $2,442 · -46.1% YoY. Source: county tax records.