3323 E Xyler St · Tulsa, OK 74115

$139,900

3 bd · 1.0 ba · 762 sqft · SingleFamily public records · 2 Days on market

Built 1950 8,100 sqft lot

---

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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PC1334 NEAT & CLEAN 2 BDRM W/ FENCED FRONT & BACK, NEWER WINDOW UNIT, STORM WINDOWS, STOVE & REFRIGERATOR STAY. EAT IN KITCHEN, BOTH BEDROOMS ARE GOOD SIZE - VACANT - GO SHOW

Key facts

• New hvac
• New flooring
• Fresh interior paint

Tags

• NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW WINDOWS
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $118k (15.8% below list).
• Recommended offer: $118k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.8% 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: 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.
• Zoned schools: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 89 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $26k; list at $140k implies a 438% 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 $117,864 (15.8% 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. 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: 0.84% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $92,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3546 E Xyler St	0.18mi	3/1.0	864 (+13%)	8mo	$56,000	$65	63
2211 N Knoxville Ave	0.20mi	3/1.0	864 (+13%)	7mo	$105,000	$122	62
1942 N Florence Ave	0.42mi	2/1.0 (-1)	780 (+2%)	16mo	$119,000	$153	58
3343 E Virgin Pl	0.19mi	2/1.0 (-1)	822 (+8%)	19mo	$70,000	$85	57
1820 N Oswego Ave	0.54mi	3/1.0	864 (+13%)	4mo	$138,000	$160	49
2918 E Woodrow St	0.43mi	2/1.0 (-1)	876 (+15%)	2mo	$62,500	$71	49
1804 N Louisville Ave	0.49mi	3/1.0	840 (+10%)	17mo	$84,000	$100	46
1830 N New Haven Ave	0.49mi	2/1.0 (-1)	840 (+10%)	13mo	$155,000	$185	44
1576 N Knoxville Ave	0.54mi	2/1.0 (-1)	816 (+7%)	17mo	$90,000	$110	44
4220 E Young Pl	0.59mi	2/1.0 (-1)	864 (+13%)	4mo	$78,900	$91	42
3913 E Xyler St	0.37mi	2/1.0 (-1)	860 (+13%)	20mo	$105,000	$122	40
1526 N Oswego Ave	0.72mi	2/1.0 (-1)	840 (+10%)	16mo	$133,500	$159	31

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-15,447
• Equity at exit: $20,860

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,271
• Equity at exit: $12,096

Cash invested: $39,172 (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: 89
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $85

Break-even live

Break-even rent $1,072

Max offer price $139,900

Occupancy floor 88%

Sensitivity live

Price	-10% $164	-5% $124	+0% $85	+5% $45	+10% $5
Rent	-10% $-9	-5% $38	+0% $85	+5% $131	+10% $178
Rate	-1.0pp $155	-0.5pp $120	base $85	+0.5pp $48	+1.0pp $11

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	5d	1	0.48mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	25d	1	0.50mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	5d	1	0.72mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.77mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	0.77mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	25d	1	1.08mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	5d	1	1.14mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	25d	1	1.15mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	25d	1	1.15mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	5d	1	1.43mi

Listing history 7 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   soldstatus Closed
3. 2026-04-16
   status Pending
4. 2026-04-14
   listed $139,900 Active
5. 2001-04-01
   soldstatus $26,000 192-char remark

   Show marketing remark (192 chars)

   PC1334 NEAT & CLEAN 2 BDRM W/ FENCED FRONT & BACK, NEWER WINDOW UNIT, STORM WINDOWS, STOVE & REFRIGERATOR STAY. EAT IN KITCHEN, BOTH BEDROOMS ARE GOOD SIZE - VACANT - GO SHOW

6. 2001-03-16
   historical 192-char remark

   Show marketing remark (192 chars)

   PC1334 NEAT & CLEAN 2 BDRM W/ FENCED FRONT & BACK, NEWER WINDOW UNIT, STORM WINDOWS, STOVE & REFRIGERATOR STAY. EAT IN KITCHEN, BOTH BEDROOMS ARE GOOD SIZE - VACANT - GO SHOW

7. 2000-10-03
   listed $29,900 192-char remark

   Show marketing remark (192 chars)

   PC1334 NEAT & CLEAN 2 BDRM W/ FENCED FRONT & BACK, NEWER WINDOW UNIT, STORM WINDOWS, STOVE & REFRIGERATOR STAY. EAT IN KITCHEN, BOTH BEDROOMS ARE GOOD SIZE - VACANT - GO SHOW

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$604/yr (+$50/mo · 92.2%)

ⓘ 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 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: $14,144
• − Mortgage interest: −$7,837
• − Property taxes: −$655
• − Insurance: −$700
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$4,070
• Taxable loss: −$1,380
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $1,346/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

+367.9% since first listed

7 events — show timeline

• 2026-04-20 Pending — MLS Technology, Inc.
• 2026-04-17 Sold (MLS) — MLS Technology, Inc.
• 2026-04-16 Pending — MLS Technology, Inc.
• 2026-04-14 Listed $139,900 MLS Technology, Inc.
• 2001-04-01 Sold (MLS) $26,000 MLS Technology, Inc.
• 2001-03-16 Listing Removed — MLS Technology, Inc.
• 2000-10-03 Listed $29,900 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $655 · +8.6% YoY. Source: county tax records.