Wondering if Pulaski is a smart place to invest in rentals? You are not alone. Many investors compare this small village to nearby Green Bay and De Pere and want a clear way to judge potential returns without guesswork. In this guide, you’ll get a data-backed look at demand drivers, rent ranges, pricing signals, and a simple underwriting framework tailored to Pulaski.

Let’s dive in.

Pulaski at a glance

Pulaski is a village that spans Brown, Oconto, and Shawano counties. The 2020 Census places the population in the roughly 3,800 to 3,900 range, and ACS profiles show similar totals and a median household income in the mid-$60,000s. You can review the latest ACS summary for Pulaski here on Census Reporter for context and data tables (Pulaski profile on Census Reporter).

Location matters. Pulaski sits northwest of Green Bay and is about 17 miles by car, which is an easy commute for many renters (distance Pulaski to Green Bay). That proximity supports steady demand from people who want village living and lower housing costs while accessing jobs in the metro.

What drives rental demand

Schools and employers

Pulaski has a stable education presence and local jobs that help anchor demand. The Pulaski Community School District serves roughly 3,600 to 3,800 students and is both a local amenity and an employer (Pulaski Community School District). On the employer side, the Village Companies and related manufacturers contribute a steady base of workforce housing needs (local employer cluster).

Events and visitor traffic

Annual events, including Pulaski Polka Days, bring short-term visitor traffic and seasonal spikes for local lodging. This is not a year-round driver on its own, but it adds a bit of periodic occupancy pressure that some owners leverage with furnished or short-term strategies during event windows (Pulaski Polka Days).

Current rents and property types

Typical inventory

Inventory is small and fragmented. You will find single-family homes used as rentals, duplexes, and a handful of small apartment buildings near the village center. Professionally managed options are fewer than in Green Bay, and many units are held by small local landlords. A quick scan of active inventory supports that mix (Pulaski rentals overview).

Asking rents in early 2026

As of early 2026, advertised rents in Pulaski generally fall into these ranges based on live listing portals:

• 1-bedroom: about $999 to $1,025
• 2-bedroom: about $1,099 to $1,200
• 3-bedroom: about $1,200 to $1,600

Use this as a starting point and confirm with current ads before you underwrite a deal (Pulaski apartment listings).

Vacancy and seasonality

Small markets swing more with a few listings. Some public summaries place village-level vacant housing near 5 percent, though methods vary by source and by which geography you pick. Treat this as a directional signal and verify with local managers before you set your underwriting assumption (Pulaski profile and estimates).

Prices and small multifamily snapshots

In recent activity, duplexes in Pulaski have traded roughly in the $250,000 to $430,000 range depending on size, age, and condition. One sale around $254,900 in January 2026 illustrates the lower end, while larger or newer duplexes list and sell higher. Always pull current MLS sold comps and read the rent statements in each listing to ground your numbers.

The takeaway is simple. Entry price points can be lower than in nearby metros, but rents are also modest. That means cash-flow results depend on your exact price, rent lift opportunity, and operating costs.

How Pulaski differs from larger metros

Tenant mix and turnover

Expect a higher share of family renters, school-district staff, local manufacturing employees, and Green Bay commuters. This can support longer tenancies compared with student or downtown young-professional markets. Seasonal events help on the margins but do not replace long-term demand from jobs and schools (local employers overview).

Maintenance and age of housing

Older single-family homes are common, which can mean higher capital reserves for roofs, foundations, mechanicals, and basements. Underwrite with realistic capex and lean on thorough inspections.

Property management access

Pulaski has fewer management firms than Green Bay. Many owners either self-manage or hire regional managers who cover the village. Budget a management fee in the 8 to 12 percent range of collected rent for full-service, then confirm actual rates with local providers.

Landlord–tenant rules

Wisconsin sets landlord–tenant rules at the state level. Notices, deposits, and eviction procedures follow state law and DATCP guidance. Review the state’s summary to plan compliant processes and timelines (Wisconsin DATCP landlord–tenant guide).

Taxes and insurance

Effective property tax rates in the Pulaski area typically run in the roughly 1.1 to 1.6 percent band, but rates vary by parcel and by which county portion the property sits in. Always verify the exact mill rate and tax bill for the parcel you are buying. For a quick directional view, see Pulaski trends and then confirm with the county or village treasurer (Pulaski property tax trends). Insurance costs also vary with property age and condition, so price policies early in your analysis.

Underwrite the Pulaski way

Core metrics to run on every deal

• Gross Scheduled Income: Sum of market rents for all units. Use current comps from active local listings (Pulaski apartment listings).
• Vacancy allowance: Use 5 to 10 percent in a conservative first pass unless you verify tighter occupancy with managers.
• Operating expenses: Start with 35 to 50 percent of gross rent as a rule-of-thumb band. Build a full line-item budget before you offer.
• Management fee: Plan 8 to 12 percent of collected rent for full-service, then confirm local quotes.
• Capex reserve: Budget a per-unit reserve each year. A common conservative rule is about 1 percent of property value annually or a fixed amount per unit depending on age and condition.
• Return metrics: Compute cap rate, GRM, and cash-on-cash so you can compare apples to apples across Pulaski, Green Bay, and De Pere.

Quick screening example

Here is a transparent, conservative screen using a sample duplex scenario seen in recent listings: monthly rents of $1,100 and $900 (total $2,000) and a list price of $350,000.

• Gross annual rent: $24,000
• Vacancy at 7 percent: effective gross $22,320
• Operating expense assumption at 45 percent of gross: $10,044 (includes management, taxes, insurance, maintenance, typical utilities if owner-paid)
• Estimated NOI: $22,320 minus $10,044 = $12,276
• Quick cap rate: $12,276 divided by $350,000, about 3.5 percent

Interpretation: At that price and rent set, yield is modest. To improve returns, you would need one or more of the following: a lower purchase price, higher achievable rents through targeted improvements, tighter expense control, or a different financing structure. This is why local rent comps, parcel-level tax checks, and accurate expense line items matter in Pulaski.

Pulaski vs nearby markets

Pulaski often provides a lower entry price than Green Bay or De Pere, with modest rents and a smaller tenant pool. That can result in similar or lower cap rates than larger metros depending on your basis and expenses. The trade-off is less competition for value opportunities, but also lower liquidity and fewer large-scale value-add paths. Use a consistent dataset and timeframe when you compare GRM and cap rates across markets so you are not mixing village, ZIP, and county data.

Pre-offer checklist

Use this short list to verify key items before you write an offer:

• Choose one dataset for your pricing snapshot and note the date. Be clear if you use ACS, MLS sold comps, or a private index.
• Confirm the exact parcel tax and mill rate with the county or village. Pulaski spans multiple counties, so rates differ by address (Pulaski ordinances and contacts).
• Call two to three local or Green Bay regional property managers to confirm fees, average days to lease, and current vacancy experience.
• Pull the last 12 months of local duplex or small-multifamily sold comps to calculate real-world cap rates, not just list-price estimates.
• Order inspections early, especially for older homes. Budget conservatively for roofs, foundations, basements, and HVAC.
• Check for any recent village ordinance updates, registration, or inspection requirements with the clerk (Village code and resources).

Bottom line

Pulaski can be a smart rental market for investors who value steady, small-town demand with lower entry prices and who underwrite conservatively. Rents are generally in the $1,000 to $1,600 band for typical units, inventory is tight, and tenant pools are linked to schools, local employers, and the Green Bay commute. If you price in realistic vacancy, accurate operating costs, and parcel-specific taxes, you can find opportunities that fit a cash-flow strategy.

If you want help sourcing live comps, vetting a duplex, or pressure testing your underwriting, reach out to Matt Jorgenson Real Estate LLC to book a consultation. We combine local data, clear strategy, and hands-on execution across northeast Wisconsin.

FAQs

What are typical Pulaski rents in 2026?

• Based on current listings, many 1-bed units advertise around $999 to $1,025, 2-bed units around $1,099 to $1,200, and 3-bed units around $1,200 to $1,600; always verify with active ads.

How far is Pulaski from Green Bay and why does it matter for rentals?

• Pulaski is about 17 miles from Green Bay, which supports commuter renters who want village living with access to metro jobs, expanding your potential tenant base.

Do I need a local property manager in Pulaski?

• Many owners succeed with regional Green Bay managers or self-management; if you hire a manager, budget 8 to 12 percent of collected rent and compare local quotes.

Are there special landlord rules in Pulaski, WI?

• Wisconsin sets landlord–tenant rules statewide, and Pulaski publishes local ordinances; review the DATCP guide and confirm any village updates with the clerk before leasing.

What cap rates should I expect in Pulaski vs Green Bay?

• Results vary by deal; entry prices can be lower in Pulaski, but modest rents and expenses may produce comparable or slightly lower cap rates unless you secure value-add upside.

How do property taxes affect cash flow in Pulaski?

• Effective rates in the area often range roughly from 1.1 to 1.6 percent, but they vary by parcel and county portion, so always underwrite with the exact bill for the address.