1515 W 1st St · Tulsa, OK 74127

$190,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 64 Days on market

Built 2009 6,750 sqft lot Est $160k · 19% 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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Well-Maintained & Updated Home with Modern Finishes! This nicely updated home has been well cared for and offers a clean, move-in-ready feel throughout. Featuring luxury vinyl flooring and new carpet, the interior provides a comfortable blend of durability and style. The kitchen includes granite countertops and updated finishes, creating a functional space for everyday living and entertaining. With thoughtful improvements and a well-maintained condition, this home is ready for its next owner to enjoy. Schedule your showing today and come see everything this well-kept home has to offer!

Key facts

• Updated finishes
• Move-in-ready feel
• Granite countertops

Tags

• LUXURY VINYL FLOORING
• GRANITE COUNTERTOPS
• UPDATED FINISHES
• MOVE-IN-READY FEEL

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Landscaping; Rain gutters; Covered porch; Shed/storage; Partial fencing; Smoke detectors (no safety shelter)

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal; Plumbed for ice maker; Electric water heater
• Bedrooms: Master bedroom (first level); Bedroom (first level); Bedroom (first level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; Hall full bath (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum frame windows; Accessible entrance; Granite counters; Electric and gas oven/range connections; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (first level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+2.5%/yr); 113 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $1,940/mo this rent would consume 50% of the median local household income ($46k/yr) (locally 782% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 64 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $190k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $159,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 W Reconciliation Way	0.39mi	3/1.0	1,144 (-3%)	4mo	$70,000	$61	74
1407 W Admiral Blvd	0.16mi	2/2.0 (-1)	1,260 (+7%)	7mo	$84,000	$67	66
1812 W Reconciliation Way	0.37mi	3/3.0	1,264 (+8%)	1mo	$245,000	$194	62
1720 W Easton Pl	0.59mi	3/1.0	1,218 (+4%)	15mo	$275,000	$226	54
582 N Xenophon Ave	0.72mi	2/1.0 (-1)	1,130 (-4%)	2mo	$146,000	$129	53
148 N Union Ave	0.29mi	4/2.0 (+1)	1,334 (+13%)	3mo	$73,000	$55	53
715 S Quanah Ave	0.38mi	3/2.0	1,024 (-13%)	8mo	$303,000	$296	51
1308 W Easton St	0.45mi	3/1.0	1,295 (+10%)	16mo	$110,000	$85	49
127 N Xenophon Ave	0.38mi	2/1.0 (-1)	1,046 (-11%)	12mo	$142,000	$136	48
1801 W Easton Ct	0.63mi	2/1.5 (-1)	1,234 (+5%)	16mo	$180,000	$146	42
511 N Rosedale Ave	0.49mi	2/2.0 (-1)	1,052 (-10%)	13mo	$244,000	$232	40
1906 W Easton Ct	0.63mi	4/2.0 (+1)	1,333 (+13%)	14mo	$132,500	$99	28

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-8,747
• Equity at exit: $28,330

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $17,642
• Equity at exit: $16,428

Cash invested: $53,200 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$996
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $364

Break-even live

Break-even rent $1,479

Max offer price $190,000

Occupancy floor 76%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	23d	1	0.46mi
1303 S Lawton Ave Tulsa, OK	2.0	2.0	1250	$1,575	$1.26	3d	1	0.73mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	19d	1	0.76mi
1312 S Jackson Ave Unit 3 Tulsa, OK	2.0	1.0	775	$1,050	$1.35	14d	1	0.77mi
2333 W Easton Pl Tulsa, OK	2.0	1.0	846	$700	$0.83	23d	1	0.78mi
1309 S Jackson Ave Tulsa, OK	2.0	1.0	775	$1,050	$1.35	1d	1	0.80mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	1d	62	0.94mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,409	$1.89	23d	28	0.94mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,375	$1.84	15d	1	0.94mi
403 S Cheyenne Ave Tulsa, OK	2.0	1.0–2.0	750	$1,799	$2.40	1d	8	0.97mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$2,906	$2.69	15d	3	1.01mi
1000 S Denver Ave Tulsa, OK	1.0–2.0	1.0–2.0	940	$1,546	$1.64	1d	19	1.04mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	1d	6	1.06mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	1d	13	1.09mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,499	$2.80	1d	5	1.10mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	21d	1	1.14mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	15d	4	1.14mi
6 E 5th St Unit 105 Tulsa, OK	2.0	2.0	1361	$2,450	$1.80	21d	1	1.14mi
1401 S Elwood Ave Tulsa, OK	3.0	1.0	1373	$1,850	$1.35	23d	1	1.15mi
7125 N 220th RD Tulsa, OK	2.0	1.0–2.0	750	$2,800	$3.73	10d	37	1.21mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	1d	4	1.27mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.27mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	1d	28	1.33mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.35mi
1515 S Carson Ave Tulsa, OK	2.0	1.5	1100	$2,200	$2.00	23d	1	1.36mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	23d	3	1.37mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	2d	1	1.42mi
1717 Riverside Dr Tulsa, OK	2.0	1.0–2.0	910	$2,201	$2.42	1d	22	1.43mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	1d	3	1.49mi

Listing history 18 events

1. 2026-06-19
   price $190,000 Active 64 DOM
2. 2026-06-18
   days on market $195,000 Active 64 DOM
3. 2026-06-17
   days on market $195,000 Active 63 DOM
4. 2026-06-16
   days on market $195,000 Active 62 DOM
5. 2026-06-15
   days on market $195,000 Active 61 DOM
6. 2026-06-13
   days on market $195,000 Active 59 DOM
7. 2026-06-10
   days on market $195,000 Active 56 DOM
8. 2026-06-09
   days on market $195,000 Active 55 DOM
9. 2026-06-08
   days on market $195,000 Active 54 DOM
10. 2026-06-07
    days on market $195,000 Active 53 DOM
11. 2026-06-05
    days on market $195,000 Active 50 DOM
12. 2026-06-03
    days on market $195,000 Active 49 DOM
13. 2026-06-02
    days on market $195,000 Active 48 DOM
14. 2026-06-01
    days on market $195,000 Active 47 DOM
15. 2026-05-31
    days on market $195,000 Active 46 DOM
16. 2026-05-04
    price $195,000
17. 2026-04-15
    listed $200,000 Active
18. 2025-12-05
    soldstatus $85,000

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

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $1,119 · $93/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$591/yr (+$49/mo · 52.8%)

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

Taxation est. · year 1

• Rental income: $23,279
• − Mortgage interest: −$10,643
• − Property taxes: −$1,119
• − Insurance: −$950
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,527
• Taxable income: $1,315
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $4,049/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: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 16,324
• Household income: $46,373
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 782.0

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 0.66)
• Race & ethnicity: White 50% Black 28% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -59.31%
• Current HPI: 231.5994
• Rent YoY: ▲ 2.45%
• 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

+129.4% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $195,000 MLS Technology, Inc.
• 2026-04-15 Listed $200,000 MLS Technology, Inc.
• 2025-12-05 Sold (Public Records) $85,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,119 · +7.0% YoY. Source: county tax records.