1904 W 47th Pl · Tulsa, OK 74107

$99,900

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 7 Days on market

Built 1955 8,000 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hud prop subj to hud regs & bid proced, uninsured-offered as-is w/ all faults, water meter missing-buyer respons. for replacing any missing meters, possible struct. issues, prop has flat roof, evid of mold, bid deadline 5/27/07, 11:59pm, #422-227864

Key facts

• Garage
• Generously sized lot
• Classic ranch layout

Tags

• GENEROUSLY SIZED LOT
• GARAGE
• CARPORT
• LARGE YARD
• CLASSIC RANCH LAYOUT

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport; Garage faces side
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; North-facing
• Construction: Brick, vinyl siding and wood frame construction; Asphalt/fiberglass roof; Crawlspace and slab foundation; Built (year per public records)
• Exterior features: Concrete driveway; Privacy fencing; Corner lot

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Three first-floor bedrooms (no attached baths)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom (hall/full bath)
• Heating & cooling: Central heating (gas); Central air conditioning; Gas water heater
• Interior features: Aluminum window frames; Laminate counters; Stone counters; No additional interior features listed
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.7% 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 flat; 99 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).
• This rent runs 30% of the median local income ($54k/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 + 0.8% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $86k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $99,900

Questions for the listing agent

1. Built in 1955 — 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: 1.36% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $200,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4935 S 24th WestAvenue	0.35mi	3/1.0	1,295 (-2%)	3mo	$185,000	$143	78
1905 W 49th St	0.14mi	3/2.0	1,433 (+9%)	6mo	$165,000	$115	70
2239 W 45th St	0.40mi	3/1.5	1,390 (+5%)	3mo	$199,000	$143	68
4606 S 27th WestAvenue	0.54mi	3/2.0	1,281 (-3%)	2mo	$245,000	$191	65
4603 S Waco Ave	0.18mi	4/1.5 (+1)	1,449 (+10%)	6mo	$200,000	$138	64
4610 S 27th WestAvenue	0.53mi	3/2.0	1,281 (-3%)	5mo	$245,000	$191	62
4310 S Union Ave	0.41mi	3/1.0	1,192 (-10%)	5mo	$190,000	$159	61
4631 S Union Ave	0.18mi	3/2.0	1,139 (-14%)	5mo	$180,000	$158	60
4923 S 24th WestPlace	0.38mi	3/1.5	1,448 (+10%)	6mo	$150,000	$104	60
4747 S Santa Fe Ave	0.33mi	3/2.0	1,487 (+13%)	3mo	$223,000	$150	57
4823 S 27th Ave W	0.49mi	3/2.0	1,214 (-8%)	4mo	$185,000	$152	57
4718 S 25th WestAvenue	0.38mi	3/2.0	1,144 (-13%)	3mo	$189,900	$166	53

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.15×
• Total profit: $4,280
• Equity at exit: $14,895

10-year hold

• IRR: 11.4%
• Equity multiple: 1.80×
• Total profit: $22,344
• Equity at exit: $8,638

Cash invested: $27,972 (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 74107

• Home prices YoY: -15.3%
• Rents YoY: 0.8%
• Active inventory: 99
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $367

Break-even live

Break-even rent $892

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1913 W 50th St Tulsa, OK	3.0	2.0	1082	$1,195	$1.10	23d	1	0.22mi
4328 S 27th West Ave Tulsa, OK	3.0	1.5	1606	$1,650	$1.03	23d	1	0.63mi
4956 S Maybelle Ave Tulsa, OK	3.0	1.0	933	$1,395	$1.50	14d	1	0.70mi
5031 S 30th West Ave Tulsa, OK	2.0	1.0	987	$1,095	$1.11	21d	1	0.71mi
1936 W 40th St Tulsa, OK	2.0	2.0	1286	$2,150	$1.67	21d	1	0.78mi
4847 S 32nd West Ave Tulsa, OK	3.0	1.0	876	$1,200	$1.37	16d	1	0.81mi
4128 S 32nd West Ave Tulsa, OK	3.0	1.0	957	$1,175	$1.23	1d	1	1.05mi
3817 S 29th West Ave Tulsa, OK	3.0	2.0	1202	$1,350	$1.12	23d	1	1.09mi
3722 W 44th St Tulsa, OK	3.0	1.0	1043	$1,150	$1.10	1d	1	1.24mi
3812 W 55th St Unit A Tulsa, OK	3.0	2.0	1303	$1,500	$1.15	1d	1	1.43mi
4008 W 55th St Tulsa, OK	3.0	1.0	1118	$1,150	$1.03	1d	1	1.49mi

Listing history 15 events

1. 2026-06-02
   statusdays on market $99,900 Pending 7 DOM
2. 2026-06-01
   days on market $99,900 Active 6 DOM
3. 2026-05-31
   days on market $99,900 Active 5 DOM
4. 2026-05-26
   listed $99,900 Active
5. 2025-07-02
   soldstatus $86,000
6. 2019-10-28
   soldstatus $623,000
7. 2007-07-18
   soldstatus $51,000 255-char remark

   Show marketing remark (255 chars)

   Hud prop subj to hud regs & bid proced, uninsured-offered as-is w/ all faults, water meter missing-buyer respons. for replacing any missing meters, possible struct. issues, prop has flat roof, evid of mold, bid deadline 5/27/07, 11:59pm, #422-227864

8. 2007-05-29
   historical 255-char remark

   Show marketing remark (255 chars)

   Hud prop subj to hud regs & bid proced, uninsured-offered as-is w/ all faults, water meter missing-buyer respons. for replacing any missing meters, possible struct. issues, prop has flat roof, evid of mold, bid deadline 5/27/07, 11:59pm, #422-227864

9. 2007-05-18
   listed $54,000 255-char remark

   Show marketing remark (255 chars)

   Hud prop subj to hud regs & bid proced, uninsured-offered as-is w/ all faults, water meter missing-buyer respons. for replacing any missing meters, possible struct. issues, prop has flat roof, evid of mold, bid deadline 5/27/07, 11:59pm, #422-227864

10. 1998-08-05
    soldstatus $55,000
11. 1998-07-29
    soldstatus $55,000 182-char remark

    Show marketing remark (182 chars)

    FIREPLACE WHEATALATOR DEN 6 CEILING FANS ATTIC FAN CENT H & A EATING BAR IN KIT CORNER LOT CALL FIRST BEFORE SHOWING DOG NAME IS 'DUCHESS' WON'T BITE PUT IN GARAGE WHEN SHOWING

12. 1998-05-29
    historical 182-char remark

    Show marketing remark (182 chars)

    FIREPLACE WHEATALATOR DEN 6 CEILING FANS ATTIC FAN CENT H & A EATING BAR IN KIT CORNER LOT CALL FIRST BEFORE SHOWING DOG NAME IS 'DUCHESS' WON'T BITE PUT IN GARAGE WHEN SHOWING

13. 1998-04-28
    listed $56,500 182-char remark

    Show marketing remark (182 chars)

    FIREPLACE WHEATALATOR DEN 6 CEILING FANS ATTIC FAN CENT H & A EATING BAR IN KIT CORNER LOT CALL FIRST BEFORE SHOWING DOG NAME IS 'DUCHESS' WON'T BITE PUT IN GARAGE WHEN SHOWING

14. 1995-12-21
    soldstatus $48,500
15. 1995-08-14
    listed $49,900

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $1,666 · $139/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $16,281
• − Mortgage interest: −$5,596
• − Property taxes: −$1,666
• − Insurance: −$500
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,906
• Taxable income: $3,008
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $3,688/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): 19,013
• Household income: $53,505
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 667.0

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 0.63)
• Race & ethnicity: White 59% Two or more races 18% Hispanic / Latino 11% Black 8% Native American 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 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: ▼ -42.46%
• Current HPI: 235.2296
• Rent YoY: ▲ 0.78%
• 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

+100.2% since first listed

12 events — show timeline

• 2026-05-26 Listed $99,900 MLS Technology, Inc.
• 2025-07-02 Sold (Public Records) $86,000 Public Records
• 2019-10-28 Sold (Public Records) $623,000 Public Records
• 2007-07-18 Sold (MLS) $51,000 MLS Technology, Inc.
• 2007-05-29 Listing Removed — MLS Technology, Inc.
• 2007-05-18 Listed $54,000 MLS Technology, Inc.
• 1998-08-05 Sold (Public Records) $55,000 Public Records
• 1998-07-29 Sold (MLS) $55,000 MLS Technology, Inc.
• 1998-05-29 Listing Removed — MLS Technology, Inc.
• 1998-04-28 Listed $56,500 MLS Technology, Inc.
• 1995-12-21 Sold (Public Records) $48,500 Public Records
• 1995-08-14 Listed $49,900 MLS Technology, Inc.

Property tax history

+3.2%/yr

Latest (2025): $1,666 · +8.6% YoY. Source: county tax records.