247 County Route 62 · Pulaski, NY 13142

$95,000

4 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 77 Days on market

Built 1869 1.82 ac lot $54/sqft · 63% below area

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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

Set on a prominent 1.8-acre corner lot, this 1.5-story farmhouse offers 4 bedrooms and 2 full baths in a peaceful country setting just on the outskirts of the village. With classic wood accents and a cozy pellet stove, this home awaits your TLC. Close to the Salmon River and ATV/snowmobile trails, it’s perfect for outdoor lovers ready to create their dream retreat!

Key facts

• Cozy pellet stove
• Classic wood accents
• 1.8-acre corner lot

Tags

• 1.8-ACRE CORNER LOT
• PEACEFUL COUNTRY SETTING
• CLASSIC WOOD ACCENTS
• COZY PELLET STOVE
• CLOSE TO SALMON RIVER
• ATV SNOWMOBILE TRAILS

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 $435 ($5k/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: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.4% 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: 63 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 ($657 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 ~2 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 77 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 3.2% of price; built in 1869 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.63% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 5.1

CMA / ARV

• ARV (median comp): $258,070
• List price: $95,000
• Delta: -63.19%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 North St St	0.65mi	5/2.0 (+1)	1,560 (-11%)	9mo	$175,000	$112	39

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: 35.7%
• Equity multiple: 3.55×
• Total profit: $67,775
• Equity at exit: $73,040

10-year hold

• IRR: 31.8%
• Equity multiple: 7.63×
• Total profit: $176,299
• Equity at exit: $145,817

Cash invested: $26,600 (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: 63
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$254 /mo · $3,045/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $435

Break-even live

Break-even rent $1,002

Max offer price $95,000

Occupancy floor 67%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-12
   statusdays on market $95,000 Pending 77 DOM
2. 2026-06-09
   days on market $95,000 Active Under Contract 76 DOM
3. 2026-06-09
   status $95,000 Active Under Contract 75 DOM
4. 2026-06-08
   days on market $95,000 Active 75 DOM
5. 2026-06-07
   days on market $95,000 Active 74 DOM
6. 2026-06-05
   days on market $95,000 Active 72 DOM
7. 2026-06-04
   days on market $95,000 Active 70 DOM
8. 2026-06-02
   days on market $95,000 Active 69 DOM
9. 2026-06-01
   days on market $95,000 Active 68 DOM
10. 2026-05-31
    days on market $95,000 Active 67 DOM
11. 2026-05-11
    price $99,000 373-char remark

    Show marketing remark (373 chars)

    Set on a prominent 1.8-acre corner lot, this 1.5-story farmhouse offers 4 bedrooms and 2 full baths in a peaceful country setting just on the outskirts of the village. With classic wood accents and a cozy pellet stove, this home awaits your TLC. Close to the Salmon River and ATV/snowmobile trails, it’s perfect for outdoor lovers ready to create their dream retreat!

12. 2026-03-24
    listed $99,900 Active 373-char remark

    Show marketing remark (373 chars)

    Set on a prominent 1.8-acre corner lot, this 1.5-story farmhouse offers 4 bedrooms and 2 full baths in a peaceful country setting just on the outskirts of the village. With classic wood accents and a cozy pellet stove, this home awaits your TLC. Close to the Salmon River and ATV/snowmobile trails, it’s perfect for outdoor lovers ready to create their dream retreat!

13. 2018-01-19
    soldstatus $90,000
14. 2018-01-17
    soldstatus $90,000 Closed Sale or Rented 455-char remark

    Show marketing remark (455 chars)

    FULLY RENOVATED Cape Cod style home on CORNER LOT. Two minute drive from SALMON RIVER FISHING. New roof, New windows, New carpets, New bathrooms, New plumbing, tile and HARDWOOD floors, New appliances, PUBLIC WATER, fully functioning propane fireplace in addition to Forced Air Furnace and Central Air. Large stone driveway with turn-around. First floor master with master bath and first floor laundry with many walk-in closets. A MUST SEE! Move in ready.

15. 2017-11-28
    historical Continue to Show- Under Contract 455-char remark

    Show marketing remark (455 chars)

    FULLY RENOVATED Cape Cod style home on CORNER LOT. Two minute drive from SALMON RIVER FISHING. New roof, New windows, New carpets, New bathrooms, New plumbing, tile and HARDWOOD floors, New appliances, PUBLIC WATER, fully functioning propane fireplace in addition to Forced Air Furnace and Central Air. Large stone driveway with turn-around. First floor master with master bath and first floor laundry with many walk-in closets. A MUST SEE! Move in ready.

16. 2017-10-05
    price $89,000 455-char remark

    Show marketing remark (455 chars)

    FULLY RENOVATED Cape Cod style home on CORNER LOT. Two minute drive from SALMON RIVER FISHING. New roof, New windows, New carpets, New bathrooms, New plumbing, tile and HARDWOOD floors, New appliances, PUBLIC WATER, fully functioning propane fireplace in addition to Forced Air Furnace and Central Air. Large stone driveway with turn-around. First floor master with master bath and first floor laundry with many walk-in closets. A MUST SEE! Move in ready.

17. 2017-10-02
    listed $94,000 Active 455-char remark

    Show marketing remark (455 chars)

    FULLY RENOVATED Cape Cod style home on CORNER LOT. Two minute drive from SALMON RIVER FISHING. New roof, New windows, New carpets, New bathrooms, New plumbing, tile and HARDWOOD floors, New appliances, PUBLIC WATER, fully functioning propane fireplace in addition to Forced Air Furnace and Central Air. Large stone driveway with turn-around. First floor master with master bath and first floor laundry with many walk-in closets. A MUST SEE! Move in ready.

18. 2017-09-28
    historical
19. 2017-09-18
    price $94,000
20. 2017-08-06
    price $96,900
21. 2017-07-29
    price $98,000
22. 2017-06-29
    price $97,000
23. 2017-06-16
    price $98,000
24. 2017-05-25
    price $99,000
25. 2017-04-06
    price $99,900
26. 2017-03-29
    listed $109,000 Active
27. 2017-03-27
    historical
28. 2017-03-09
    price $104,000
29. 2017-03-06
    status Active
30. 2017-03-01
    status Pending Sale
31. 2017-02-25
    price $109,000
32. 2017-02-06
    price $104,900
33. 2017-01-20
    price $109,000
34. 2017-01-12
    price $104,900
35. 2017-01-05
    price $109,000
36. 2016-12-19
    price $114,000
37. 2016-11-29
    price $104,900
38. 2016-11-25
    price $114,900
39. 2016-11-23
    price $99,900
40. 2016-11-08
    price $109,900
41. 2016-10-30
    price $119,900
42. 2016-10-21
    price $129,000
43. 2016-10-13
    price $134,900
44. 2016-10-07
    price $138,900
45. 2016-09-27
    listed $139,000 Active
46. 2016-08-02
    soldstatus $24,000 Closed Sale or Rented
47. 2016-08-01
    historical Under Contract- Do Not Show
48. 2016-07-27
    price $24,900
49. 2016-07-14
    listed $34,900 Active
50. 2000-06-21
    soldstatus $69,000

ⓘ 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: $3,045 · $254/mo
• Projected year-2 tax: $3,045 · $254/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 100% 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: $18,634
• − Mortgage interest: −$5,321
• − Property taxes: −$3,045
• − Insurance: −$475
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$2,764
• Taxable income: $4,048
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $4,251/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

+43.5% since first listed

40 events — show timeline

• 2026-05-11 Price Changed $99,000 CNYIS
• 2026-03-24 Listed $99,900 CNYIS
• 2018-01-19 Sold (Public Records) $90,000 Public Records
• 2018-01-17 Sold (MLS) $90,000 CNYIS
• 2017-11-28 Contingent — CNYIS
• 2017-10-05 Price Changed $89,000 CNYIS
• 2017-10-02 Listed $94,000 CNYIS
• 2017-09-28 Listing Removed — CNYIS
• 2017-09-18 Price Changed $94,000 CNYIS
• 2017-08-06 Price Changed $96,900 CNYIS
• 2017-07-29 Price Changed $98,000 CNYIS
• 2017-06-29 Price Changed $97,000 CNYIS
• 2017-06-16 Price Changed $98,000 CNYIS
• 2017-05-25 Price Changed $99,000 CNYIS
• 2017-04-06 Price Changed $99,900 CNYIS
• 2017-03-29 Listed $109,000 CNYIS
• 2017-03-27 Listing Removed — CNYIS
• 2017-03-09 Price Changed $104,000 CNYIS
• 2017-03-06 Relisted — CNYIS
• 2017-03-01 Pending — CNYIS
• 2017-02-25 Price Changed $109,000 CNYIS
• 2017-02-06 Price Changed $104,900 CNYIS
• 2017-01-20 Price Changed $109,000 CNYIS
• 2017-01-12 Price Changed $104,900 CNYIS
• 2017-01-05 Price Changed $109,000 CNYIS
• 2016-12-19 Price Changed $114,000 CNYIS
• 2016-11-29 Price Changed $104,900 CNYIS
• 2016-11-25 Price Changed $114,900 CNYIS
• 2016-11-23 Price Changed $99,900 CNYIS
• 2016-11-08 Price Changed $109,900 CNYIS
• 2016-10-30 Price Changed $119,900 CNYIS
• 2016-10-21 Price Changed $129,000 CNYIS
• 2016-10-13 Price Changed $134,900 CNYIS
• 2016-10-07 Price Changed $138,900 CNYIS
• 2016-09-27 Listed $139,000 CNYIS
• 2016-08-02 Sold (MLS) $24,000 CNYIS
• 2016-08-01 Contingent — CNYIS
• 2016-07-27 Price Changed $24,900 CNYIS
• 2016-07-14 Listed $34,900 CNYIS
• 2000-06-21 Sold (Public Records) $69,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,045 · -0.0% YoY. Source: county tax records.