19 Tallman St · Oswego, NY 13126

$195,000

3 bd · 1.0 ba · 1,257 sqft · SingleFamily public records · 4 Days on market

Built 1940 0.25 ac lot Est $141k · 39% over

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Why this score? — see what drove the D+ 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 +19.1/30.0
• DSCR +6.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Total renovated home offering new kitchen and Appliances , Ceramic flooring Hardwood also a highlight to this home. Spacious Master Bedroom walk out to enjoy your private deck and in-ground pool. Fully fenced in yard, and landscaped. 3/4 bath and Laundry on first floor. 2nd floor offers great size with double closet Bedroom and 1 full bath. Shed and full walk out basement. . Enjoy the patio and deck with a dip in the pool on those HOT summer days.

Key facts

• Updated appliances
• Walk-out basement
• Pool

Tags

• OVERSIZED CITY LOT
• UPDATED APPLIANCES
• FIRST-FLOOR LAUNDRY
• WALK-OUT BASEMENT
• FULLY FENCED BACKYARD
• POOL

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected
• Home design: Single-story design; Resale property
• Construction: Metal roof; Vinyl siding; Block and stone foundation; Built existing (year built details: existing)
• Exterior features: Blacktop driveway; Deck; Covered and open porch/patio areas; Patio; Fully fenced yard; In-ground pool; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level; Second bedroom on the second level; Total rooms: 6 (includes living, dining, kitchen, laundry, and bedrooms)
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Kitchen island; Pantry; Solid surface counters; Bedroom on main level
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (2.8% below list).
• Recommended offer: $190k (2.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#265 in NY, #4,189 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Oswego City School District (town): math 39% / reading 51% proficiency, ranked #465 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kingsford Park Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 428 students, 46% FRL); Oswego Middle School (math 23% / reading 49%, grade F, #469 of 729 statewide, top 65%, 566 students, 53% FRL); Oswego High School (math 87% / reading 79%, grade A, #440 of 1,100 statewide, top 40%, 1,069 students, 51% FRL).
• Market conditions: Rents rising fast (+19.2%/yr); 169 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $89k; list at $195k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,560 (2.8% below list)

Questions for the listing agent

1. Built in 1940 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $140,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Niagara St	0.37mi	3/1.0	1,305 (+4%)	3mo	$120,000	$92	74
223 1/2 Syracuse Ave	0.46mi	3/1.0	1,242 (-1%)	9mo	$84,900	$68	69
78 Varick St	0.27mi	2/2.0 (-1)	1,180 (-6%)	4mo	$132,500	$112	65
124 Ellen St	0.30mi	3/1.0	1,420 (+13%)	5mo	$230,000	$162	60
54 Murray St	0.15mi	3/1.5	1,071 (-15%)	8mo	$140,000	$131	60
94 Niagara St	0.41mi	3/1.0	1,108 (-12%)	3mo	$135,000	$122	59
205 E 2nd St	0.49mi	3/1.0	1,368 (+9%)	8mo	$75,000	$55	56
203 E 5th St	0.55mi	3/1.5	1,143 (-9%)	4mo	$65,000	$57	54
440 W 5th St	0.72mi	3/1.0	1,180 (-6%)	5mo	$180,000	$153	52
221 W 7th St	0.54mi	3/1.0	1,398 (+11%)	6mo	$70,000	$50	51
33 1/2 Dublin St	0.74mi	3/1.0	1,178 (-6%)	6mo	$113,700	$97	50
27 Hart St	0.50mi	3/2.0	1,428 (+14%)	3mo	$230,000	$161	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.25% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,298
• Equity at exit: $35,627

10-year hold

• IRR: 11.8%
• Equity multiple: 2.21×
• Total profit: $65,899
• Equity at exit: $28,332

Cash invested: $54,600 (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 13126

• Home prices YoY: -0.8%
• Rents YoY: 19.2%
• Active inventory: 169
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$188 /mo · $2,250/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $206

Break-even live

Break-even rent $1,635

Max offer price $195,000

Occupancy floor 84%

Sensitivity live

Price	-10% $317	-5% $261	+0% $206	+5% $151	+10% $96
Rent	-10% $56	-5% $131	+0% $206	+5% $281	+10% $356
Rate	-1.0pp $304	-0.5pp $256	base $206	+0.5pp $156	+1.0pp $104

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	15d	1	0.08mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	15d	1	0.45mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	23d	1	0.60mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	45d	1	0.61mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	45d	1	0.62mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	15d	1	0.62mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	15d	1	0.80mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	15d	1	0.80mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	15d	1	0.91mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	15d	1	0.92mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	45d	1	0.92mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	15d	1	0.93mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	15d	1	0.95mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	15d	1	0.96mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	15d	1	0.99mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	15d	1	1.02mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	15d	1	1.03mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	15d	1	1.05mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	15d	1	1.07mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	15d	1	1.07mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	15d	1	1.09mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	15d	1	1.11mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	45d	1	1.13mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	15d	1	1.21mi

Listing history 5 events

1. 2026-05-19
   listed $195,000 Active
2. 2015-06-01
   soldstatus $89,361
3. 2015-05-29
   soldstatus $89,361 Closed Sale or Rented 451-char remark

   Show marketing remark (451 chars)

   Total renovated home offering new kitchen and Appliances , Ceramic flooring Hardwood also a highlight to this home. Spacious Master Bedroom walk out to enjoy your private deck and in-ground pool. Fully fenced in yard, and landscaped. 3/4 bath and Laundry on first floor. 2nd floor offers great size with double closet Bedroom and 1 full bath. Shed and full walk out basement. . Enjoy the patio and deck with a dip in the pool on those HOT summer days.

4. 2015-03-25
   listed $89,900 451-char remark

   Show marketing remark (451 chars)

   Total renovated home offering new kitchen and Appliances , Ceramic flooring Hardwood also a highlight to this home. Spacious Master Bedroom walk out to enjoy your private deck and in-ground pool. Fully fenced in yard, and landscaped. 3/4 bath and Laundry on first floor. 2nd floor offers great size with double closet Bedroom and 1 full bath. Shed and full walk out basement. . Enjoy the patio and deck with a dip in the pool on those HOT summer days.

5. 1997-01-10
   soldstatus $42,000

ⓘ 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: $2,250 · $188/mo
• Projected year-2 tax: $2,773 · $231/mo
• Expected delta: +$523/yr (+$44/mo · 23.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,747
• − Mortgage interest: −$10,923
• − Property taxes: −$2,250
• − Insurance: −$975
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$5,673
• Taxable loss: −$713
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,645/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: Oswego City School District
• NCES district ID: 3622050
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 51% ▲ 9.00%
• Median HH income: $45,835
• Composite: 38.2/100
• National rank: #4257
• State rank: #465 of 590 in NY

Livability — Oswego

• Score: 75/100
• State rank: #265
• US rank: #4189

Category grades

Amenities B+ Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oswego, NY
• County: Oswego County · 36,495 people
• City population: 36,495
• Metro: Syracuse, NY
• Population (ZIP): 36,495
• Household income: $65,346
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 1341.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% Other Indo-European 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: ▼ -2.25%
• Current HPI: 295.5134
• Rent YoY: ▲ 19.18%
• Metro: Syracuse, NY
• 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

+364.3% since first listed

5 events — show timeline

• 2026-05-19 Listed $195,000 CNYIS
• 2015-06-01 Sold (Public Records) $89,361 Public Records
• 2015-05-29 Sold (MLS) $89,361 CNYIS
• 2015-03-25 Listed $89,900 CNYIS
• 1997-01-10 Sold (Public Records) $42,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,250 · -6.0% YoY. Source: county tax records.