304 E Woodrow Pl · Tulsa, OK 74106

$180,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 152 Days on market

Built 1940 8,960 sqft lot Est $208k · 14% under ↓ 10% since listing

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +13.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

This lovely home is situated in a peaceful neighborhood, just 1.5 miles from downtown Tulsa, offering quick access to the vibrant Historical Greenwood District, Gilcrease Museum, Driller Park, and a variety of popular restaurants and shops. The property features an extra? Large lot with mature fruit trees, providing plenty of space to relax, garden, or entertain. A huge covered patio deck and a beautiful gazebo create the perfect outdoor retreat for gatherings or quiet evenings at home. A great blend of convenience, comfort, and outdoor living? This home is a must-see.

Key facts

• Mature fruit trees
• Beautiful gazebo
• Extra large lot

Tags

• EXTRA LARGE LOT
• MATURE FRUIT TREES
• HUGE COVERED PATIO DECK
• BEAUTIFUL GAZEBO

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built (year per public records)
• Exterior features: Covered patio; Deck; Patio; Shed(s); Gazebo; Partial fencing; Smoke detectors

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Icemaker; Microwave; Oven/Range/Stove; Refrigerator; Trash compactor
• Bedrooms: Multiple bedrooms on the first floor; Master bedroom on the first floor (no attached bath); Additional bedrooms on the first floor (no attached baths)
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; Hall full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning; Has fireplace (wood burning)
• Interior features: Ceiling fans; Laminate countertops; Wood window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/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 $163k (9.3% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rents rising (+3.5%/yr); 137 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $1,633/mo this rent would consume 48% of the median local household income ($41k/yr) (locally 1055% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 152 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.91% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $208,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 E Woodrow Pl	0.09mi	3/2.0	1,426 (-5%)	8mo	$270,000	$189	80
256 E Tecumseh St	0.28mi	3/2.5	1,533 (+2%)	12mo	$235,000	$153	73
2511 N Boston Ave	0.38mi	3/1.5	1,454 (-4%)	2mo	$155,510	$107	72
2317 N Frankfort Ave	0.18mi	4/2.0 (+1)	1,400 (-7%)	4mo	$195,000	$139	72
2503 N Boston Pl	0.33mi	3/1.0	1,397 (-7%)	7mo	$130,000	$93	63
430 E Seminole Pl	0.36mi	3/2.0	1,654 (+10%)	9mo	$210,000	$127	60
2020 N Madison Pl	0.68mi	3/2.0	1,521 (+1%)	9mo	$192,500	$127	60
2124 N Norfolk Ave	0.73mi	3/2.0	1,614 (+7%)	3mo	$200,000	$124	51
776 E Seminole Pl	0.64mi	3/2.0	1,316 (-13%)	0mo	$182,000	$138	48
1546 N Denver Ave	0.69mi	2/1.0 (-1)	1,498 (-1%)	11mo	$215,000	$144	48
2540 N Madison Ave E	0.72mi	2/1.0 (-1)	1,480 (-2%)	10mo	$78,000	$53	46
332 E 27th Pl N	0.52mi	4/3.0 (+1)	1,360 (-10%)	10mo	$215,000	$158	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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-14,161
• Equity at exit: $26,839

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $9,312
• Equity at exit: $15,563

Cash invested: $50,400 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,633 high
• Mortgage (P&I): −$944
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $223

Break-even live

Break-even rent $1,351

Max offer price $180,000

Occupancy floor 81%

Sensitivity live

Price	-10% $325	-5% $274	+0% $223	+5% $172	+10% $121
Rent	-10% $94	-5% $158	+0% $223	+5% $287	+10% $352
Rate	-1.0pp $314	-0.5pp $269	base $223	+0.5pp $176	+1.0pp $129

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 E Woodrow Pl Tulsa, OK	4.0	2.0	1747	$1,640	$0.94	23d	1	0.02mi
245 E Young Pl Tulsa, OK	3.0	2.0	1528	$1,450	$0.95	17d	1	0.21mi
230 E Zion St Tulsa, OK	4.0	2.0	1857	$1,650	$0.89	25d	1	0.24mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	25d	1	0.99mi
3120 N Hartford Pl Tulsa, OK	4.0	1.0	1176	$1,500	$1.28	5d	1	1.00mi
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	25d	1	1.08mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	25d	1	1.14mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	3d	1	1.38mi

Listing history 17 events

1. 2026-06-22
   days on market $180,000 Active 152 DOM
2. 2026-06-18
   days on market $180,000 Active 149 DOM
3. 2026-06-17
   days on market $180,000 Active 148 DOM
4. 2026-06-16
   days on market $180,000 Active 147 DOM
5. 2026-06-15
   days on market $180,000 Active 146 DOM
6. 2026-06-13
   days on market $180,000 Active 144 DOM
7. 2026-06-10
   days on market $180,000 Active 141 DOM
8. 2026-06-09
   days on market $180,000 Active 140 DOM
9. 2026-06-08
   days on market $180,000 Active 139 DOM
10. 2026-06-07
    days on market $180,000 Active 138 DOM
11. 2026-06-05
    days on market $180,000 Active 135 DOM
12. 2026-06-03
    days on market $180,000 Active 134 DOM
13. 2026-06-02
    days on market $180,000 Active 133 DOM
14. 2026-06-01
    days on market $180,000 Active 132 DOM
15. 2026-05-31
    days on market $180,000 Active 131 DOM
16. 2026-03-27
    price $180,000
17. 2026-01-16
    listed $199,900 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: $578 · $48/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$1,042/yr (+$87/mo · 180.3%)

ⓘ 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: $19,596
• − Mortgage interest: −$10,083
• − Property taxes: −$578
• − Insurance: −$900
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,236
• Taxable loss: −$337
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,756/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

-10.0% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $180,000 MLS Technology, Inc.
• 2026-01-16 Listed $199,900 MLS Technology, Inc.

Property tax history

-2.8%/yr

Latest (2025): $578 · +3.4% YoY. Source: county tax records.