3111 S 149th EastAvenue · Tulsa, OK 74134

$199,000

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 13 Days on market

Built 1978 7,820 sqft lot Est $255k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All the pricey "no fun to spend money on" big stuff has been done on this house. New roof 2018. New HVAC 2016. Newer H20 tank, vinyl windows, & back doors. Large living room has wood burning fireplace & vaulted ceiling. Some updates in kitchen. Inside laundry room between kitchen & garage. Spacious secondary bedrooms & master with walk in closet & full bath. The double car garage has extra space and an epoxy floor. Bring your paint & call your flooring company to make this one shine!

Key facts

• 2 nice pantries
• Vinyl
• Built in microwave

Tags

• BACKS TO GREENBELT
• WOOD FLOORS
• TILE
• VINYL
• 2 NICE PANTRIES
• BUILT IN MICROWAVE

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Attached garage (2 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; High-speed internet available
• Home design: Single-story home; Faces west; Handicap accessible
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Built per public records
• Exterior features: Covered patio and porch; Concrete driveway; Rain gutters; Chain link full fencing; Shed(s)

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Oven/Range/Stove; Plumbed for ice maker; Gas water heater
• Bedrooms: Master bedroom with private bath and walk-in closet; Two additional bedrooms (no attached bath listed)
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms; Master bath with bathtub; Hall bath with bathtub and double sink
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Vaulted ceilings; Ceiling fans; Laminate counters; High-speed internet available; Accessible full bathroom; Accessible approach with ramp; Insulated vinyl windows with storm protection; Gas range/oven connection; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $33 ($397/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 $168k (15.5% below list).
• Recommended offer: $168k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-.
• Broken Arrow (suburban): math 23% / reading 28% proficiency, ranked #79 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Country Lane Intermediate Es (math 31% / reading 32%, grade F, #241 of 845 statewide, top 29%, 747 students, 0% FRL); Centennial Ms (math 19% / reading 26%, grade F, #122 of 345 statewide, top 37%, 1,121 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.5%/yr); 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $113k; list at $199k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,153 (15.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $254,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14803 E 33rd Pl	0.16mi	3/2.0	1,512 (-2%)	1mo	$115,623	$76	88
15035 E 35th Pl	0.39mi	3/2.0	1,530 (-0%)	4mo	$223,000	$146	76
15119 E 35th St	0.36mi	3/2.0	1,420 (-8%)	3mo	$175,000	$123	66
14810 E 37th St	0.59mi	3/2.0	1,504 (-2%)	1mo	$250,000	$166	66
3437 S 148th EastAvenue	0.31mi	3/2.0	1,349 (-12%)	4mo	$145,000	$107	60
3749 S 153rd East Ave	0.72mi	4/2.0 (+1)	1,526 (-1%)	7mo	$270,000	$177	52
3743 S 153rd Ave E	0.71mi	3/2.0	1,431 (-7%)	4mo	$240,000	$168	50
3740 S 150th EastAvenue	0.68mi	3/2.0	1,423 (-7%)	7mo	$256,350	$180	48
14715 E 39th St S	0.74mi	3/2.0	1,419 (-8%)	3mo	$259,999	$183	48
14827 E 39th St S	0.73mi	3/2.0	1,419 (-8%)	4mo	$250,000	$176	48
3711 S 151st East Ave	0.61mi	4/2.0 (+1)	1,690 (+10%)	7mo	$259,000	$153	42
14124 E 26th St	0.73mi	3/2.0	1,312 (-15%)	4mo	$170,000	$130	36

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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-29,279
• Equity at exit: $29,672

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-19,212
• Equity at exit: $17,206

Cash invested: $55,720 (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 74134

• Home prices YoY: -25.5%
• Rents YoY: 3.5%
• Active inventory: 201
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $33

Break-even live

Break-even rent $1,640

Max offer price $199,000

Occupancy floor 93%

Sensitivity live

Price	-10% $146	-5% $89	+0% $33	+5% $-23	+10% $-80
Rent	-10% $-100	-5% $-33	+0% $33	+5% $100	+10% $166
Rate	-1.0pp $133	-0.5pp $84	base $33	+0.5pp $-18	+1.0pp $-71

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	23d	1	0.79mi
14826 E 39th St S Tulsa, OK	4.0	2.0	1691	$1,980	$1.17	13d	1	0.79mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	4d	1	0.80mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	3d	1	1.08mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	21d	1	1.11mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	25d	1	1.11mi

Listing history 6 events

1. 2026-05-07
   listed $199,000 Active
2. 2019-08-28
   soldstatus $113,000
3. 2019-08-23
   soldstatus $113,000 Closed 535-char remark

   Show marketing remark (535 chars)

   All the pricey "no fun to spend money on" big stuff has been done on this house. New roof 2018. New HVAC 2016. Newer H20 tank, vinyl windows, & back doors. Large living room has wood burning fireplace & vaulted ceiling. Some updates in kitchen. Inside laundry room between kitchen & garage. Spacious secondary bedrooms & master with walk in closet & full bath. The double car garage has extra space and an epoxy floor. Bring your paint & call your flooring company to make this one shine!

4. 2019-07-31
   status Pending 535-char remark

   Show marketing remark (535 chars)

   All the pricey "no fun to spend money on" big stuff has been done on this house. New roof 2018. New HVAC 2016. Newer H20 tank, vinyl windows, & back doors. Large living room has wood burning fireplace & vaulted ceiling. Some updates in kitchen. Inside laundry room between kitchen & garage. Spacious secondary bedrooms & master with walk in closet & full bath. The double car garage has extra space and an epoxy floor. Bring your paint & call your flooring company to make this one shine!

5. 2019-07-23
   listed $114,000 Active 535-char remark

   Show marketing remark (535 chars)

   All the pricey "no fun to spend money on" big stuff has been done on this house. New roof 2018. New HVAC 2016. Newer H20 tank, vinyl windows, & back doors. Large living room has wood burning fireplace & vaulted ceiling. Some updates in kitchen. Inside laundry room between kitchen & garage. Spacious secondary bedrooms & master with walk in closet & full bath. The double car garage has extra space and an epoxy floor. Bring your paint & call your flooring company to make this one shine!

6. 2003-10-09
   soldstatus $93,500

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $20,178
• − Mortgage interest: −$11,147
• − Property taxes: −$2,026
• − Insurance: −$995
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$5,789
• Taxable loss: −$3,007
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $1,119/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: Broken Arrow
• NCES district ID: 4005490
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $64,646
• Composite: 23.86/100
• National rank: #7801
• State rank: #79 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): 23,323
• Household income: $73,119
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 608.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 26% Two or more races 15% Black 10% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Asian/Pacific 3% Vietnamese 2%

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: ▼ -68.07%
• Current HPI: 198.7031
• Rent YoY: ▲ 3.52%
• 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

+112.8% since first listed

6 events — show timeline

• 2026-05-07 Listed $199,000 MLS Technology, Inc.
• 2019-08-28 Sold (Public Records) $113,000 Public Records
• 2019-08-23 Sold (MLS) $113,000 MLS Technology, Inc.
• 2019-07-31 Pending — MLS Technology, Inc.
• 2019-07-23 Listed $114,000 MLS Technology, Inc.
• 2003-10-09 Sold (Public Records) $93,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,026 · +8.2% YoY. Source: county tax records.