Carnsie's Pl · Pulaski, NY 13142

$27,488

1 bd · 1.0 ba · 456 sqft · Other · 5 Days on market

Built 1987 Poor condition

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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

Listing remarks

One of a kind efficient mobile home currently located in established 55+ park. Quit setting, large lot, local traffic only on dead end lane. 12x38 unit with 1 bdrm, 1 bath, living rm, Kitchen, includes all furnishings, appliances, kitchenware, forced hot air heat, new HW heater, and 8x10 storage shed.

Key facts

• Forced hot air heat
• Large lot
• New hw heater

Tags

• EFFICIENT MOBILE HOME
• LARGE LOT
• FORCED HOT AIR HEAT
• NEW HW HEATER
• 8X10 STORAGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $27k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $27k).
• Cap rate 30.1% 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.
• 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: 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 $2k of equity ($190 loan paydown + $2k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $27,488

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.39% ✓
• Cap rate: 30.13%
• Cash-on-cash: 85.12%
• DSCR: 4.79
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.2%
• Equity multiple: 7.02×
• Total profit: $46,344
• Equity at exit: $21,134

10-year hold

• IRR: 89.4%
• Equity multiple: 15.12×
• Total profit: $108,667
• Equity at exit: $42,192

Cash invested: $7,697 (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: 2.5×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $546

Break-even live

Break-even rent $240

Max offer price $27,488

Occupancy floor 36%

Sensitivity live

Price	-10% $565	-5% $555	+0% $546	+5% $536	+10% $527
Rent	-10% $472	-5% $509	+0% $546	+5% $583	+10% $620
Rate	-1.0pp $560	-0.5pp $553	base $546	+0.5pp $539	+1.0pp $532

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: $6,872
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $27,488 Active 5 DOM
2. 2026-06-17
   days on market $27,488 Active 4 DOM
3. 2026-06-16
   days on market $27,488 Active 3 DOM
4. 2026-06-15
   days on market $27,488 Active 2 DOM
5. 2026-06-14
   remarks 302-char remark
6. 2026-06-14
   listed $27,488 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $11,178
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$137
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$800
• Taxable income: $6,500
• Est. tax owed @ 24.0%: −$1,560
• After-tax cash flow: $4,991/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 mobile home requires extensive repairs and updates across all systems and areas, significantly impacting its value. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major kitchen appliances — No photos of kitchen
• Major bathroom fixtures — No photos of bathroom
• Major roof — No photos of roof
• Major exterior siding — No photos of exterior
• Major flooring — No photos of flooring
• Major interior walls/paint — No photos of interior walls/paint
• Major windows — No photos of windows
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping — No photos of landscaping/curb appeal

Value-add opportunities

• Both New kitchen appliances — Modern appliances can attract both buyers and renters
• Both New bathroom fixtures — Upgraded bathrooms are a key selling point
• Both New roof and siding — Aesthetically pleasing and functional
• Both New flooring — Fresh flooring can make a significant difference in appeal
• Both Paint interior walls — Fresh paint can make a space feel new and inviting
• Both New windows — New windows can improve energy efficiency and curb appeal
• Both New HVAC system — A reliable HVAC system is essential for comfort and energy efficiency
• Both Landscaping and curb appeal — A well-maintained exterior can enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · No photos of kitchen	Major	$15,000–50,000
bathroom fixtures · No photos of bathroom	Major	$15,000–50,000
roof · No photos of roof	Major	$15,000–50,000
exterior siding · No photos of exterior	Major	$15,000–50,000
flooring · No photos of flooring	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both New kitchen appliances — Modern appliances can attract both buyers and renters ↑
• Both New bathroom fixtures — Upgraded bathrooms are a key selling point ↑
• Both New roof and siding — Aesthetically pleasing and functional ↑
• Both New flooring — Fresh flooring can make a significant difference in appeal ↑
• Both Paint interior walls — Fresh paint can make a space feel new and inviting ↑
• Both New windows — New windows can improve energy efficiency and curb appeal ↑
• Both New HVAC system — A reliable HVAC system is essential for comfort and energy efficiency ↑
• Both Landscaping and curb appeal — A well-maintained exterior can enhance curb appeal and attract potential buyers ↑

ⓘ 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

1 event — show timeline

• 2026-06-14 Listed $27,488 FSBO.com