2210 S 131st East Ave · Tulsa, OK 74134

$165,000

4 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 6 Days on market

Built 1969 8,160 sqft lot Est $185k · 11% under

---

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 +20.5/30.0
• ARV discount +12.4/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated ranch style home offers comfort, style, and move in ready convenience. The refreshed kitchen features updated countertops, backsplash, sink, disposal, range, and dishwasher, creating a functional and inviting space for everyday living. Fresh interior and exterior paint provide a clean, modern feel throughout the home. This home is ready for its next owner to enjoy. Don't miss your opportunity to see all this property has to offer. schedule your private showing today!

Key facts

• Updated range
• Updated kitchen
• Updated disposal

Tags

• UPDATED KITCHEN
• REFRESHED COUNTERTOPS
• UPDATED BACKSPLASH
• UPDATED SINK
• UPDATED DISPOSAL
• UPDATED RANGE

Property features AI

Exterior

• Parking: No parking details provided
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick veneer with wood frame construction; Asphalt/fiberglass roof; Built by owner (year built source: owner)
• Exterior features: Covered porch; Shed(s); Chain link fencing; Located on a cul-de-sac; Mature trees

Interior

• Kitchen: Dishwasher; Disposal; Oven/Range/Stove; Breakfast nook
• Bedrooms: Master bedroom with separate closets (first level); Three additional bedrooms (first level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Gas range and gas oven connections; Aluminum window frames; Insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $218 ($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 $159k (3.3% below list).
• Recommended offer: $159k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+3.5%/yr); 195 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 27y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,484 (3.3% below list)

Questions for the listing agent

1. Built in 1969 — 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: 0.97% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $185,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13031 E 28th Pl	0.50mi	3/2.5 (-1)	1,190 (-4%)	1mo	$120,000	$101	58
13110 E 29th St	0.64mi	3/2.0 (-1)	1,235 (-1%)	3mo	$40,000	$32	58
2203 S 124th EastAvenue	0.40mi	3/1.5 (-1)	1,100 (-12%)	3mo	$185,000	$168	53
2511 S 121st EastAvenue	0.65mi	3/2.0 (-1)	1,184 (-5%)	0mo	$230,000	$194	52
12520 E 25th St	0.43mi	3/1.0 (-1)	1,082 (-13%)	1mo	$155,000	$143	52
12522 E 15th Pl	0.71mi	3/2.0 (-1)	1,220 (-2%)	3mo	$190,000	$156	52
2403 S 124th EastAvenue	0.42mi	3/1.5 (-1)	1,068 (-14%)	3mo	$160,000	$150	48
2428 S 124th East Ave	0.46mi	3/1.0 (-1)	1,061 (-15%)	3mo	$125,000	$118	46
14124 E 26th St	0.73mi	3/2.0 (-1)	1,312 (+6%)	4mo	$170,000	$130	45
1707 S 139th East Ave	0.71mi	3/2.0 (-1)	1,328 (+7%)	2mo	$214,000	$161	44
13178 E 29th St	0.67mi	3/2.5 (-1)	1,096 (-12%)	2mo	$122,000	$111	37
1555 S 137th EastAvenue	0.67mi	3/2.0 (-1)	1,073 (-14%)	0mo	$160,000	$149	36

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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,067
• Equity at exit: $24,602

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $10,679
• Equity at exit: $14,266

Cash invested: $46,200 (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 74134

• Home prices YoY: -25.5%
• Rents YoY: 3.5%
• Active inventory: 195
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$865
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $218

Break-even live

Break-even rent $1,319

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	2d	1	0.40mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,499	$1.58	2d	4	0.46mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,439	$1.48	21d	4	0.46mi
12111 E 21st Pl Tulsa, OK	3.0	1.0	1199	$1,395	$1.16	21d	1	0.58mi
2444 S 121st East Ave Tulsa, OK	3.0	1.5	1168	$1,395	$1.19	24d	1	0.64mi
2319 S 119th East Ave Tulsa, OK	3.0	1.0	990	$1,365	$1.38	24d	1	0.65mi
1707 S 138th East Ave Tulsa, OK	3.0	2.0	1437	$1,495	$1.04	24d	1	0.69mi
1541 S 137th East Ave Tulsa, OK	3.0	2.0	1313	$1,495	$1.14	3d	1	0.71mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	24d	1	0.73mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	19d	1	0.73mi
12804 E 13th St Tulsa, OK	3.0	1.5	1268	$1,550	$1.22	24d	1	0.85mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	3d	1	1.02mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	24d	1	1.11mi
2756 S 114th East Ave Tulsa, OK	3.0	2.0	1120	$1,650	$1.47	24d	1	1.20mi

Listing history 7 events

1. 2026-06-18
   status $165,000 Pending 6 DOM
2. 2026-06-18
   days on market $165,000 Active 6 DOM
3. 2026-06-17
   days on market $165,000 Active 5 DOM
4. 2026-06-16
   days on market $165,000 Active 4 DOM
5. 2026-06-15
   days on market $165,000 Active 3 DOM
6. 2026-06-13
   remarks 496-char remark
7. 2026-06-13
   listed $165,000 Active 1 DOM

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$187/yr (+$16/mo · 14.4%)

ⓘ 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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,138
• − Mortgage interest: −$9,243
• − Property taxes: −$1,298
• − Insurance: −$825
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,800
• Taxable loss: −$90
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $2,634/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): 23,323
• Household income: $73,119
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 608.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 26% Two or more races 15% Black 10% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Asian/Pacific 3% Vietnamese 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: ▼ -68.07%
• Current HPI: 198.7031
• Rent YoY: ▲ 3.52%
• 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

+275.0% since first listed

17 events — show timeline

• 2026-06-12 Listed $165,000 MLS Technology, Inc.
• 2025-03-04 Listing Removed — MLS Technology, Inc.
• 2025-01-30 Listed $155,000 MLS Technology, Inc.
• 2012-01-25 Sold (Public Records) $522,000 Public Records
• 2008-09-02 Listing Removed — MLS Technology, Inc.
• 2008-08-12 Listed $60,000 MLS Technology, Inc.
• 2005-01-24 Listing Removed — MLS Technology, Inc.
• 2004-11-16 Listed $69,900 MLS Technology, Inc.
• 2004-01-09 Sold (MLS) $41,500 MLS Technology, Inc.
• 2003-11-19 Listing Removed — MLS Technology, Inc.
• 2003-08-28 Listed $44,800 MLS Technology, Inc.
• 1999-06-24 Sold (Public Records) $60,000 Public Records
• 1999-06-18 Sold (MLS) $60,000 MLS Technology, Inc.
• 1999-05-02 Listing Removed — MLS Technology, Inc.
• 1999-03-08 Listed $61,500 MLS Technology, Inc.
• 1986-12-08 Sold (Public Records) $48,500 Public Records
• 1986-08-01 Sold (Public Records) $44,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,298 · +8.7% YoY. Source: county tax records.