5709 E 4th Pl · Tulsa, OK 74112

$140,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records

Built 1946 Est $157k · 11% 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).

• Cash flow +15.0/30.0
• ARV discount +12.5/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom- one bath house in midtown. Braden Park/ white city area. Venetian plaster throughout. Granite counter tops. Granite in shower. Deep bathtub. Built-in storage throughout. Sold as-is.

Key facts

• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $44 ($527/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 $119k (15.3% below list).
• Recommended offer: $119k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+4.7%/yr); 116 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $968 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $81k; list at $140k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,638 (15.3% below list)

Questions for the listing agent

1. Built in 1946 — 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: 0.85% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $157,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5715 E 4th St	0.12mi	2/1.0	952 (+5%)	8mo	$165,000	$173	80
5908 E 2nd St	0.25mi	2/1.0	939 (+3%)	4mo	$155,000	$165	80
5503 E 4th Pl	0.14mi	2/1.0	971 (+7%)	7mo	$160,000	$165	76
5738 E 4th St	0.11mi	2/1.0	956 (+5%)	12mo	$165,000	$173	76
41 S Joplin Ave	0.28mi	2/1.0	988 (+9%)	6mo	$140,000	$142	68
425 S 66th EastAvenue	0.56mi	3/1.0 (+1)	912 (+0%)	2mo	$90,000	$99	67
46 S Kingston Ave	0.29mi	2/1.0	975 (+7%)	12mo	$130,000	$133	65
1228 S Erie Ave	0.75mi	2/1.0	918 (+1%)	1mo	$163,000	$178	63
220 S 67th EastAvenue	0.62mi	2/1.0	810 (-11%)	3mo	$135,000	$167	50
524 N Norwood Ave	0.72mi	3/1.0 (+1)	1,006 (+10%)	2mo	$185,000	$184	42
4710 E 8th St	0.71mi	2/1.0	1,043 (+15%)	0mo	$232,000	$222	42
232 S 69th EastAvenue	0.73mi	2/1.0	790 (-13%)	2mo	$137,500	$174	42

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-17,817
• Equity at exit: $20,874

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,097
• Equity at exit: $12,105

Cash invested: $39,200 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$734
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $44

Break-even live

Break-even rent $1,131

Max offer price $140,000

Occupancy floor 91%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6330 E 7th St Apt 12 Tulsa, OK	2.0	1.0	850	$1,025	$1.21	3d	1	0.52mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	0.78mi
6938 E 10th St Unit 6944 Tulsa, OK	2.0	1.0	770	$850	$1.10	23d	1	0.92mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	23d	1	1.03mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	1.22mi
1240 S 74th East Ave Tulsa, OK	2.0	1.5	832	$1,000	$1.20	23d	1	1.24mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	1.28mi
6951 E 15th Pl Tulsa, OK	2.0	1.0	830	$920	$1.11	2d	2	1.29mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	23d	1	1.36mi
6621 E 19th St Tulsa, OK	1.0–2.0	1.0–2.0	800	$1,050	$1.31	16d	4	1.41mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	16d	1	1.50mi

Listing history 2 events

1. 2026-05-26
   listed $140,000
2. 2011-06-17
   soldstatus $81,000

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$50/yr (+$4/mo · 4.1%)

ⓘ 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 · 16 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: $14,237
• − Mortgage interest: −$7,842
• − Property taxes: −$1,210
• − Insurance: −$700
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$4,073
• Taxable loss: −$1,866
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $975/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

+72.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $140,000 FSBO.com
• 2011-06-17 Sold (Public Records) $81,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,210 · +7.0% YoY. Source: county tax records.