809 E 52nd St N · Tulsa, OK 74126

$119,000

4 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 85 Days on market

Built 1957 7,182 sqft lot Est $161k · 26% under ↓ 32% since listing

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0

Listing remarks

New carpet, new appliances, fresh paint. 4 bedrooms and 2 bath.

Key facts

• 7,182 sq ft lot
• Built 1957
• Listed 85 days

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Crawlspace foundation
• Construction: HardiPlank siding; Wood frame construction; Tar and gravel roof; Built year sourced from public records
• Exterior features: Gravel driveway; Lot approximately 0.165 acres; Property faces south

Interior

• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating available; Gas heating available
• Interior features: Aluminum-framed windows; Laminate countertops; No additional interior features listed
• Laundry & utility: No hot water (appliance noted)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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: 70 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 39% 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 $823 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.17% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $160,800
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
877 E 52nd Pl	0.18mi	3/2.0 (-1)	1,536 (-4%)	9mo	$155,000	$101	68
643 E 51st Pl	0.23mi	3/1.0 (-1)	1,454 (-10%)	15mo	$130,000	$89	56
5531 N Hartford Pl	0.39mi	3/2.0 (-1)	1,585 (-1%)	20mo	$158,000	$100	54
505 E 48th Pl N	0.52mi	3/2.0 (-1)	1,515 (-6%)	14mo	$185,000	$122	45
213 E 54th St N	0.66mi	3/1.5 (-1)	1,564 (-3%)	20mo	$100,000	$64	41
5633 N Garrison Pl	0.52mi	3/2.0 (-1)	1,392 (-13%)	10mo	$85,000	$61	36
1557 E 49th Pl	0.75mi	3/1.0 (-1)	1,402 (-13%)	5mo	$214,000	$153	35
320 E 49th St	0.60mi	3/1.5 (-1)	1,762 (+10%)	23mo	$128,000	$73	30

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,640
• Equity at exit: $17,743

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $36,861
• Equity at exit: $10,289

Cash invested: $33,320 (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: 70
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$624
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $392

Break-even live

Break-even rent $892

Max offer price $119,000

Occupancy floor 67%

Sensitivity live

Price	-10% $459	-5% $426	+0% $392	+5% $358	+10% $325
Rent	-10% $282	-5% $337	+0% $392	+5% $447	+10% $502
Rate	-1.0pp $452	-0.5pp $422	base $392	+0.5pp $361	+1.0pp $330

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	15d	1	0.33mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	22d	1	0.40mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	3d	1	0.69mi
1645 E 54th St Tulsa, OK	4.0	2.0	1800	$1,600	$0.89	11d	1	0.77mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	1.08mi
6308 N Boulder Ave Unit A Tulsa, OK	3.0	2.0	1200	$1,500	$1.25	3d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 85 DOM
2. 2026-06-17
   days on market $119,000 Active 84 DOM
3. 2026-06-16
   days on market $119,000 Active 83 DOM
4. 2026-06-15
   days on market $119,000 Active 82 DOM
5. 2026-06-13
   days on market $119,000 Active 80 DOM
6. 2026-06-10
   days on market $119,000 Active 77 DOM
7. 2026-06-09
   days on market $119,000 Active 76 DOM
8. 2026-06-08
   days on market $119,000 Active 75 DOM
9. 2026-06-07
   days on market $119,000 Active 74 DOM
10. 2026-06-05
    days on market $119,000 Active 71 DOM
11. 2026-06-03
    days on market $119,000 Active 70 DOM
12. 2026-06-02
    days on market $119,000 Active 69 DOM
13. 2026-06-01
    days on market $119,000 Active 68 DOM
14. 2026-05-31
    days on market $119,000 Active 67 DOM
15. 2026-05-19
    price $125,000
16. 2026-03-25
    listed $135,000 Active
17. 2026-02-16
    historical
18. 2026-01-30
    price $134,000
19. 2025-10-22
    price $89,900
20. 2025-09-24
    listed $97,400 Active
21. 2025-03-28
    historical
22. 2025-02-17
    price $164,000
23. 2025-02-03
    price $169,000
24. 2024-12-16
    listed $185,000 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: $369 · $31/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$702/yr (+$58/mo · 190.2%)

ⓘ 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 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: $16,656
• − Mortgage interest: −$6,666
• − Property taxes: −$369
• − Insurance: −$595
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,462
• Taxable income: $2,899
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $4,010/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

-32.4% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $125,000 MLS Technology, Inc.
• 2026-03-25 Listed $135,000 MLS Technology, Inc.
• 2026-02-16 Listing Removed — MLS Technology, Inc.
• 2026-01-30 Price Changed $134,000 MLS Technology, Inc.
• 2025-10-22 Price Changed $89,900 MLS Technology, Inc.
• 2025-09-24 Listed $97,400 MLS Technology, Inc.
• 2025-03-28 Listing Removed — MLS Technology, Inc.
• 2025-02-17 Price Changed $164,000 MLS Technology, Inc.
• 2025-02-03 Price Changed $169,000 MLS Technology, Inc.
• 2024-12-16 Listed $185,000 MLS Technology, Inc.

Property tax history

+1.1%/yr

Latest (2025): $369 · -25.2% YoY. Source: county tax records.