5952 E Newton Pl · Tulsa, OK 74115

$105,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 26 Days on market

Built 1950 9,291 sqft lot Est $131k · 20% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors or handyman buyer. A little personal touch can make this 900 sq. ft, two-bedroom, one bath home a jewel. Convenient location. Kitchen has refrigerator and gas range. Some hardwood & vinyl flooring. Mini-blinds throughout. Utility/mudroom has knotty pine walls and adjacent one-car garage. Vinyl siding exterior. Large chain-link fenced backyard with patio and dog pen. Don't miss out on this one!

Key facts

• Hardwood flooring
• Vinyl flooring
• Utility mudroom

Tags

• KITCHEN HAS REFRIGERATOR
• KITCHEN HAS GAS RANGE
• HARDWOOD FLOORING
• VINYL FLOORING
• UTILITY MUDROOM
• PATIO

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation; Year built per public records
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Patio; Porch; Chain link fencing; Mature trees

Interior

• Kitchen: Gas range connection; Gas oven connection; Oven; Range; Stove; Refrigerator
• Bedrooms: Master bedroom (First floor); Additional bedroom (First floor)
• Flooring: Concrete; Hardwood; Vinyl
• Bathrooms: One full bathroom (hall/full) (First floor)
• Heating & cooling: Floor furnace (gas)
• Interior features: Ceiling fan(s); Laminate counters; Wood frame windows with storm windows; Other interior features
• Laundry & utility: Washer hookup (inside); Electric dryer hookup; Utility room (First floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.9% in Tulsa — 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 75/100 on livability (#13 in OK, #4,058 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment D-.
• Tulsa (urban): math 7% / reading 12% proficiency, ranked #250 of 270 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 86 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 32% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $105k implies a 468% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 F-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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $131,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5952 E Newton Pl	0.00mi	2/1.0	900 (0%)	1mo	$80,000	$89	99
5923 E King Pl	0.34mi	2/1.0	849 (-6%)	6mo	$138,800	$163	70
5910 E Marshall St	0.21mi	3/1.0 (+1)	975 (+8%)	5mo	$120,000	$123	67
1508 N Irvington Ave	0.32mi	3/2.0 (+1)	974 (+8%)	1mo	$192,500	$198	62
6917 E Marshall St	0.58mi	3/1.0 (+1)	912 (+1%)	5mo	$133,000	$146	61
1032 N Canton Ave	0.67mi	3/1.0 (+1)	888 (-1%)	1mo	$112,000	$126	60
6826 King Pl	0.65mi	3/1.0 (+1)	928 (+3%)	4mo	$110,000	$119	57
1327 N Norwood Ave	0.13mi	3/2.0 (+1)	1,032 (+15%)	6mo	$146,820	$142	55
848 N 67th EastAvenue	0.60mi	2/1.0	816 (-9%)	2mo	$123,000	$151	55
807 N Kingston Ave	0.51mi	2/1.0	768 (-15%)	3mo	$115,000	$150	49
1215 N Yale Ave	0.72mi	2/1.0	984 (+9%)	3mo	$117,000	$119	49
524 N Norwood Ave	0.64mi	3/1.0 (+1)	1,006 (+12%)	2mo	$185,000	$184	44

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

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,240
• Equity at exit: $15,656

10-year hold

• IRR: 12.9%
• Equity multiple: 2.10×
• Total profit: $32,294
• Equity at exit: $9,078

Cash invested: $29,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$551
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $273

Break-even live

Break-even rent $840

Max offer price $105,000

Occupancy floor 72%

Sensitivity live

Price	-10% $332	-5% $303	+0% $273	+5% $243	+10% $213
Rent	-10% $179	-5% $226	+0% $273	+5% $320	+10% $366
Rate	-1.0pp $326	-0.5pp $299	base $273	+0.5pp $246	+1.0pp $218

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	24d	1	0.77mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	0.84mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	3d	1	1.42mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	1.43mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	1.47mi

Listing history 3 events

1. 2026-05-03
   status Pending
2. 2026-04-06
   listed $105,000 Active
3. 1990-12-26
   soldstatus $18,500

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

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $826 · $69/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$119/yr (+$10/mo · 14.4%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,218
• − Mortgage interest: −$5,882
• − Property taxes: −$826
• − Insurance: −$525
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$3,055
• Taxable income: $1,656
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,876/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: Tulsa
• NCES district ID: 4030240
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 12% ▼ -7.00%
• Median HH income: $37,895
• Composite: 8.04/100
• National rank: #9919
• State rank: #250 of 270 in OK

Livability — Tulsa

• Score: 75/100
• State rank: #13
• US rank: #4058

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulsa, OK
• County: Tulsa County · 640,811 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• Metro: Tulsa, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+467.6% since first listed

3 events — show timeline

• 2026-05-03 Pending — MLS Technology, Inc.
• 2026-04-06 Listed $105,000 MLS Technology, Inc.
• 1990-12-26 Sold (Public Records) $18,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $826 · +8.7% YoY. Source: county tax records.