3626 W Admiral Blvd · Tulsa, OK 74127

$118,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 63 Days on market

Built 1939 0.42 ac lot Est $127k · 7% under

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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 +23.3/30.0
• ARV discount +10.7/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute remodeled home with a, close to, straight shot to downtown Tulsa featuring 2022 (approximate) updates. Newer roof, newer heat/air (mini-split zones system), newer privacy fencing surrounding a tranquil backyard with wooded backdrop. Newer windows, newer pex plumb/electrical as permitted and checked by the city! Stainless electric oven similar to dishwasher can be added with acceptable offer! Smaller rooms may be able to combine into one larger room at additional cost per buyer/code requirement needs.

Key facts

• Wooded backdrop
• Privacy fencing
• Tranquil backyard

Tags

• REMODELED HOME
• PRIVACY FENCING
• TRANQUIL BACKYARD
• WOODED BACKDROP
• NEWER ROOF
• MINI-SPLIT ZONES SYSTEM

Property features AI

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone service available
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction
• Exterior features: Gravel driveway; Chain link and privacy fencing

Interior

• Kitchen: Oven; Range; Dishwasher; Breakfast nook
• Bedrooms: Master bedroom (first level); Additional bedrooms (first level)
• Flooring: Vinyl flooring
• Bathrooms: Full hall bathroom with separate shower and bathtub
• Heating & cooling: Gas heating with multiple heating units; Zoned cooling (three or more units)
• Interior features: Ceiling fan(s); Laminate countertops; Vinyl windows
• Laundry & utility: Utility room (inside, first level); Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+2.5%/yr); 113 active listings in the ZIP; 4 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).
• This rent runs 34% of the median local income ($46k/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 $816 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 63 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $118k implies a 844% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1939 — 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: 1.11% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3626 W Admiral Blvd	0.00mi	3/1.0	1,008 (0%)	0mo	$121,000	$120	100
111 S 35th WestAvenue	0.16mi	3/1.0	1,080 (+7%)	11mo	$175,000	$162	71
118 S 36th WestAvenue	0.12mi	3/2.5	1,120 (+11%)	6mo	$177,000	$158	65
3334 W Archer St	0.17mi	2/1.0 (-1)	904 (-10%)	7mo	$81,000	$90	64
425 S 45th West Ave	0.58mi	4/2.0 (+1)	1,002 (-1%)	7mo	$82,000	$82	57
337 S 48th WestAvenue	0.72mi	3/1.0	960 (-5%)	2mo	$98,000	$102	57
113 N 44 WestAvenue	0.47mi	3/1.0	932 (-8%)	11mo	$132,600	$142	57
2936 W Easton Ct	0.54mi	2/1.0 (-1)	1,080 (+7%)	7mo	$160,000	$148	52
4435 W 1st St	0.54mi	3/1.0	912 (-10%)	12mo	$115,000	$126	49
3927 W 8th St	0.58mi	3/1.0	1,092 (+8%)	12mo	$112,000	$103	49
114 S 42nd WestAvenue	0.34mi	4/1.0 (+1)	1,152 (+14%)	9mo	$126,000	$109	48
343 S 47th West Ave	0.66mi	3/1.0	858 (-15%)	13mo	$119,500	$139	34

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,116
• Equity at exit: $17,594

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $9,487
• Equity at exit: $10,202

Cash invested: $33,040 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $215

Break-even live

Break-even rent $1,032

Max offer price $118,000

Occupancy floor 79%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	19d	1	0.75mi
2333 W Easton Pl Tulsa, OK	2.0	1.0	846	$700	$0.83	23d	1	0.86mi
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	23d	1	1.08mi
5330 W 2nd St Tulsa, OK	4.0	2.0	1212	$1,700	$1.40	1d	1	1.08mi

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-04-29
   price $118,000
3. 2026-04-07
   price $119,900
4. 2026-03-27
   price $125,000
5. 2026-03-02
   listed $129,900 Active
6. 1986-10-01
   soldstatus $12,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,655
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,433
• Taxable income: $748
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $2,402/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): 16,324
• Household income: $46,373
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 782.0

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 0.66)
• Race & ethnicity: White 50% Black 28% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -59.31%
• Current HPI: 231.5994
• Rent YoY: ▲ 2.45%
• 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

+844.0% since first listed

6 events — show timeline

• 2026-05-07 Pending — MLS Technology, Inc.
• 2026-04-29 Price Changed $118,000 MLS Technology, Inc.
• 2026-04-07 Price Changed $119,900 MLS Technology, Inc.
• 2026-03-27 Price Changed $125,000 MLS Technology, Inc.
• 2026-03-02 Listed $129,900 MLS Technology, Inc.
• 1986-10-01 Sold (Public Records) $12,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $232 · +8.9% YoY. Source: county tax records.