4620 N Saint Louis Ave · Tulsa, OK 74126

$150,000

4 bd · 1.0 ba · 864 sqft · SingleFamily public records · 52 Days on market

Built 1954 7,200 sqft lot

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0

Listing remarks MLS

Calling all investors! This is an exceptional opportunity to remodel a 3-bedroom, 1-bathroom home with a 1-car garage (3/1/1), located just moments away from McLain High School. With its close proximity to the school, this property holds immense potential for rental or resale value. Though in need of renovation, this house offers the perfect canvas for your vision and expertise. A recent fire incident has resulted in limited damage to the rear bedroom window on the southwest corner of the home. Don't miss the chance to unleash its hidden beauty and create a remarkable investment opportunity so close to McLain High School. Schedule a viewing today and explore the possibilities of this promising project, just two turns away and a mere 1900 feet in a straight distance from the renowned McLain High School. * * Tags: Tulsa, North Tulsa, McLain High School, Tulsa real estate, North Tulsa homes, Tulsa investment property, Tulsa housing market, Tulsa neighborhoods, Tulsa residential property, Tulsa home renovation, Tulsa fixer-upper, North Tulsa real estate, McLain High School district, Tulsa investor opportunity, Tulsa property market, North Tulsa investment property, Tulsa home flipping, North Tulsa residential investment, Tulsa property rehab, North Tulsa property makeover, Tulsa real estate market, North Tulsa housing market???????????????????????????????? * *

Key facts

• Brand new plumbing
• Fully remodeled
• Brand new roof

Tags

• FULLY REMODELED
• BRAND NEW WINDOWS
• BRAND NEW HVAC
• BRAND NEW PLUMBING
• BRAND NEW ROOF
• UPDATED COUNTERTOPS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Built with brick, vinyl siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Chain-link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Laminate countertops; Ceiling fan(s); Gas range and gas oven connections; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; No hot water (reported)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $76 ($908/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 $125k (16.7% below list).
• Recommended offer: $125k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 71 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 36% of the median local income ($42k/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 $1k 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

• It's been on market 52 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $42k; list at $150k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,896 (16.7% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $57,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4633 N Troost Ave	0.14mi	3/1.0 (-1)	912 (+6%)	2mo	$48,000	$53	78
4623 N Troost Ave	0.14mi	3/1.0 (-1)	912 (+6%)	16mo	$97,000	$106	66
1551 E 51st St	0.50mi	3/1.0 (-1)	816 (-6%)	4mo	$55,000	$67	59
4512 N Kenosha Ave	0.62mi	3/1.0 (-1)	888 (+3%)	3mo	$58,000	$65	59
1334 E 51 Pl	0.55mi	3/1.0 (-1)	836 (-3%)	6mo	$42,000	$50	59
1539 E 53rd St	0.66mi	3/1.0 (-1)	917 (+6%)	2mo	$81,000	$88	52
4517 N Johnstown Ave	0.66mi	3/1.0 (-1)	864 (0%)	16mo	$50,000	$58	51
4318 N Kenosha Ave	0.65mi	3/1.0 (-1)	888 (+3%)	12mo	$65,000	$73	50
1542 E 51st St	0.47mi	3/1.0 (-1)	792 (-8%)	16mo	$50,000	$63	46
1045 E 51st Pl N	0.62mi	3/1.5 (-1)	984 (+14%)	6mo	$79,500	$81	36
4333 N Iroquois EastAvenue	0.75mi	3/1.0 (-1)	930 (+8%)	14mo	$100,000	$108	35
4517 N Iroquois Ave	0.72mi	3/1.0 (-1)	936 (+8%)	15mo	$45,000	$48	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-19,547
• Equity at exit: $22,365

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-11,054
• Equity at exit: $12,969

Cash invested: $42,000 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 71
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$787
• Tax from tax record: −$62 /mo · $743/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $76

Break-even live

Break-even rent $1,153

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $161	-5% $118	+0% $76	+5% $33	+10% $-9
Rent	-10% $-23	-5% $26	+0% $76	+5% $125	+10% $174
Rate	-1.0pp $151	-0.5pp $114	base $76	+0.5pp $37	+1.0pp $-3

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	25d	1	0.47mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	25d	1	0.58mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	3d	1	0.60mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	3d	1	0.68mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	3d	1	0.86mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	3d	1	1.10mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	23d	1	1.22mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	23d	1	1.33mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	3d	1	1.41mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	1.46mi

Listing history 10 events

1. 2026-04-25
   status Active
2. 2026-04-21
   status Pending
3. 2026-04-02
   listed $150,000 Active
4. 2025-12-01
   soldstatus $42,000
5. 2023-10-10
   soldstatus $48,000
6. 2023-10-02
   soldstatus $48,000 Closed 1381-char remark

   Show marketing remark (1381 chars)

   Calling all investors! This is an exceptional opportunity to remodel a 3-bedroom, 1-bathroom home with a 1-car garage (3/1/1), located just moments away from McLain High School. With its close proximity to the school, this property holds immense potential for rental or resale value. Though in need of renovation, this house offers the perfect canvas for your vision and expertise. A recent fire incident has resulted in limited damage to the rear bedroom window on the southwest corner of the home. Don't miss the chance to unleash its hidden beauty and create a remarkable investment opportunity so close to McLain High School. Schedule a viewing today and explore the possibilities of this promising project, just two turns away and a mere 1900 feet in a straight distance from the renowned McLain High School. * * Tags: Tulsa, North Tulsa, McLain High School, Tulsa real estate, North Tulsa homes, Tulsa investment property, Tulsa housing market, Tulsa neighborhoods, Tulsa residential property, Tulsa home renovation, Tulsa fixer-upper, North Tulsa real estate, McLain High School district, Tulsa investor opportunity, Tulsa property market, North Tulsa investment property, Tulsa home flipping, North Tulsa residential investment, Tulsa property rehab, North Tulsa property makeover, Tulsa real estate market, North Tulsa housing market???????????????????????????????? * *

7. 2023-09-07
   status Pending 1381-char remark

   Show marketing remark (1381 chars)

   Calling all investors! This is an exceptional opportunity to remodel a 3-bedroom, 1-bathroom home with a 1-car garage (3/1/1), located just moments away from McLain High School. With its close proximity to the school, this property holds immense potential for rental or resale value. Though in need of renovation, this house offers the perfect canvas for your vision and expertise. A recent fire incident has resulted in limited damage to the rear bedroom window on the southwest corner of the home. Don't miss the chance to unleash its hidden beauty and create a remarkable investment opportunity so close to McLain High School. Schedule a viewing today and explore the possibilities of this promising project, just two turns away and a mere 1900 feet in a straight distance from the renowned McLain High School. * * Tags: Tulsa, North Tulsa, McLain High School, Tulsa real estate, North Tulsa homes, Tulsa investment property, Tulsa housing market, Tulsa neighborhoods, Tulsa residential property, Tulsa home renovation, Tulsa fixer-upper, North Tulsa real estate, McLain High School district, Tulsa investor opportunity, Tulsa property market, North Tulsa investment property, Tulsa home flipping, North Tulsa residential investment, Tulsa property rehab, North Tulsa property makeover, Tulsa real estate market, North Tulsa housing market???????????????????????????????? * *

8. 2023-06-29
   listed $51,230 Active 1381-char remark

   Show marketing remark (1381 chars)

   Calling all investors! This is an exceptional opportunity to remodel a 3-bedroom, 1-bathroom home with a 1-car garage (3/1/1), located just moments away from McLain High School. With its close proximity to the school, this property holds immense potential for rental or resale value. Though in need of renovation, this house offers the perfect canvas for your vision and expertise. A recent fire incident has resulted in limited damage to the rear bedroom window on the southwest corner of the home. Don't miss the chance to unleash its hidden beauty and create a remarkable investment opportunity so close to McLain High School. Schedule a viewing today and explore the possibilities of this promising project, just two turns away and a mere 1900 feet in a straight distance from the renowned McLain High School. * * Tags: Tulsa, North Tulsa, McLain High School, Tulsa real estate, North Tulsa homes, Tulsa investment property, Tulsa housing market, Tulsa neighborhoods, Tulsa residential property, Tulsa home renovation, Tulsa fixer-upper, North Tulsa real estate, McLain High School district, Tulsa investor opportunity, Tulsa property market, North Tulsa investment property, Tulsa home flipping, North Tulsa residential investment, Tulsa property rehab, North Tulsa property makeover, Tulsa real estate market, North Tulsa housing market???????????????????????????????? * *

9. 2006-07-12
   historical
10. 2006-06-15
    listed $37,000

ⓘ 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: $743 · $62/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$607/yr (+$51/mo · 81.7%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,988
• − Mortgage interest: −$8,402
• − Property taxes: −$743
• − Insurance: −$750
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$4,364
• Taxable loss: −$1,669
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $1,308/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): 9,920
• Household income: $42,172
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 417.0

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 0.71)
• Race & ethnicity: Black 45% White 26% Hispanic / Latino 14% Two or more races 11% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 11% 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: ▼ -7.45%
• Current HPI: 253.7105
• Rent YoY: —
• 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

+305.4% since first listed

10 events — show timeline

• 2026-04-25 Relisted — MLS Technology, Inc.
• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-04-02 Listed $150,000 MLS Technology, Inc.
• 2025-12-01 Sold (Public Records) $42,000 Public Records
• 2023-10-10 Sold (Public Records) $48,000 Public Records
• 2023-10-02 Sold (MLS) $48,000 MLS Technology, Inc.
• 2023-09-07 Pending — MLS Technology, Inc.
• 2023-06-29 Listed $51,230 MLS Technology, Inc.
• 2006-07-12 Listing Removed — MLS Technology, Inc.
• 2006-06-15 Listed $37,000 MLS Technology, Inc.

Property tax history

+1.7%/yr

Latest (2025): $743 · +8.6% YoY. Source: county tax records.