3736 S 95th East Ave · Tulsa, OK 74145

$100,000

4 bd · 1.5 ba · 1,855 sqft · SingleFamily public records · 7 Days on market

Built 1970 9,105 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! This 4 bedroom home has the perfect layout for anyone looking for their next project! Sitting on a corner lot, you have the space inside to make your dreams come to life with this home Home features an extra room/space at the front of the house that could make a great office, or be used as a more formal living room. The possibilities are endless with this home.

Key facts

• 9,105 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; 2-car garage
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Slab foundation
• Construction: Wood frame and stone construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Deck; Full privacy fencing; Corner lot; East-facing

Interior

• Kitchen: Built-in oven; Cooktop; Range; Oven; Dishwasher; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet available; Cable TV available; Laminate countertops; Aluminum-frame windows; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.9% 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 (+6.7%/yr); 75 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 37% of the median local income ($59k/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 $691 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 + 6.7% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $100,000

Questions for the listing agent

1. Built in 1970 — 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: 1.79% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.82%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $243,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9456 E 39th St	0.21mi	3/2.0 (-1)	1,940 (+5%)	0mo	$225,000	$116	75
9440 E 38th Pl S	0.15mi	3/2.0 (-1)	1,968 (+6%)	1mo	$275,000	$140	75
3861 S 90th East Ave	0.40mi	4/2.0	1,891 (+2%)	1mo	$277,000	$146	75
9123 E 38th St	0.25mi	3/2.0 (-1)	1,792 (-3%)	1mo	$275,000	$153	75
9203 E 40th St	0.29mi	4/3.0	1,903 (+3%)	3mo	$148,000	$78	74
4008 S 94th EastAvenue	0.31mi	3/2.0 (-1)	1,768 (-5%)	2mo	$225,000	$127	70
9021 E 36th St	0.27mi	3/2.0 (-1)	1,684 (-9%)	6mo	$146,000	$87	60
3401 S 93rd East Ave	0.29mi	4/2.0	1,604 (-14%)	2mo	$228,000	$142	60
3811 S 88th EastPlace	0.42mi	3/2.0 (-1)	1,637 (-12%)	2mo	$220,000	$134	52
8621 E 38th Pl	0.55mi	3/2.5 (-1)	1,700 (-8%)	0mo	$210,000	$124	51
8561 E 38th St	0.47mi	4/2.0	1,587 (-14%)	1mo	$110,000	$69	51
3112 S 88th East Ave	0.70mi	3/2.0 (-1)	1,644 (-11%)	6mo	$215,000	$131	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 · 6.7% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.30×
• Total profit: $36,529
• Equity at exit: $14,910

10-year hold

• IRR: 39.1%
• Equity multiple: 5.34×
• Total profit: $121,460
• Equity at exit: $8,646

Cash invested: $28,000 (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 74145

• Rents YoY: 6.7%
• Active inventory: 75
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $719

Break-even live

Break-even rent $877

Max offer price $100,000

Occupancy floor 55%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8323 E 24th St Tulsa, OK	3.0	2.0	1300	$1,350	$1.04	3d	1	1.42mi
9902 E 22nd Pl Tulsa, OK	3.0	2.5	1450	$1,475	$1.02	23d	1	1.43mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   listed $100,000 Active

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 1/10 Low
• 🌡 Heat 7/10 Severe 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,444
• − Mortgage interest: −$5,602
• − Property taxes: −$1,518
• − Insurance: −$500
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$2,909
• Taxable income: $7,485
• Est. tax owed @ 24.0%: −$1,796
• After-tax cash flow: $6,834/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): 18,196
• Household income: $58,706
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 566.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 25% Two or more races 18% Black 12% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 76% English-only · Spanish 18% Arabic 1% Other Indo-European 1%

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: ▼ -168.71%
• Current HPI: 236.7578
• Rent YoY: ▲ 6.70%
• 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

2 events — show timeline

• 2026-05-14 Pending — MLS Technology, Inc.
• 2026-05-07 Listed $100,000 MLS Technology, Inc.

Property tax history

+1.6%/yr

Latest (2025): $1,518 · +19.7% YoY. Source: county tax records.