1415 W Reconciliation Way · Tulsa, OK 74127

$189,000

4 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 30 Days on market

Built 1928 3,780 sqft lot Est $271k · 30% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.2/10.0
• 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 MLS

* * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

Key facts

• Cozy fireplace
• Granite countertops
• White cabinetry

Tags

• VIEWS OF DOWNTOWN TULSA
• COZY FIREPLACE
• WHITE CABINETRY
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• LARGE COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Side-facing garage; 1-car garage with workshop area
• Security: Leased security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; High speed internet and phone available
• Home design: Faces south; Crawlspace foundation
• Construction: Stone, vinyl siding and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Rain gutters; Chain link fencing; Corner lot with mature trees; Less than 5 miles to the Arkansas River

Interior

• Kitchen: Country-style kitchen; Oven, range, stove; Disposal
• Bedrooms: First-floor bedrooms (including two with Pullman bath configuration and one bedroom with no bath); Second-floor master bedroom (no bath listed)
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: One full bathroom (hall/full bath)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Fireplace (1); Vinyl, insulated and storm windows; High ceilings; Granite counters; Laminate counters; High speed internet and wired for data; Cable TV; Ceiling fan(s); Programmable thermostat; Electric oven/range connection and gas range/oven connections; Disposal
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room with garage access

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $174k (7.8% below list).
• Recommended offer: $174k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 (+2.5%/yr); 115 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $1,743/mo this rent would consume 45% of the median local household income ($46k/yr) (locally 782% 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 $6k 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 30 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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

• Watch-outs: built in 1928 — 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 $174,328 (7.8% below list)

Questions for the listing agent

1. Built in 1928 — 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: 0.92% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $271,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 N Santa Fe Ave	0.15mi	3/1.0 (-1)	1,652 (-4%)	3mo	$227,500	$138	78
104 N Union Ave	0.21mi	3/2.0 (-1)	1,690 (-2%)	4mo	$265,000	$157	74
19 N Union Ave	0.20mi	5/3.0 (+1)	1,769 (+2%)	6mo	$218,000	$123	69
1815 W Cameron St	0.27mi	3/2.0 (-1)	1,623 (-6%)	2mo	$240,000	$148	67
212 S Phoenix Ave	0.42mi	3/1.5 (-1)	1,632 (-6%)	3mo	$212,000	$130	62
308 N Tacoma Ave	0.15mi	3/1.0 (-1)	1,479 (-14%)	4mo	$117,000	$79	61
1819 W Easton St	0.31mi	4/1.5	1,568 (-9%)	9mo	$275,000	$175	61
254 N Yukon Ave	0.45mi	4/3.0	1,855 (+7%)	2mo	$293,000	$158	57
557 N Tacoma Ave	0.30mi	3/2.0 (-1)	1,871 (+8%)	14mo	$342,000	$183	52
647 N Union Pl	0.51mi	3/1.5 (-1)	1,612 (-7%)	8mo	$280,000	$174	51
704 N Zenith Ave	0.69mi	3/2.0 (-1)	1,627 (-6%)	2mo	$265,000	$163	47
408 S Phoenix Ave	0.56mi	4/1.5	1,566 (-9%)	11mo	$180,000	$115	47

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-25,310
• Equity at exit: $28,181

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-17,825
• Equity at exit: $16,341

Cash invested: $52,920 (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: 115
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$991
• Tax from tax record: −$209 /mo · $2,507/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $98

Break-even live

Break-even rent $1,619

Max offer price $189,000

Occupancy floor 89%

Sensitivity live

Price	-10% $205	-5% $152	+0% $98	+5% $45	+10% $-9
Rent	-10% $-39	-5% $30	+0% $98	+5% $167	+10% $236
Rate	-1.0pp $194	-0.5pp $146	base $98	+0.5pp $49	+1.0pp $0

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	25d	1	0.33mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	21d	1	0.69mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	3d	62	0.73mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,499	$2.80	3d	5	1.08mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	25d	1	1.17mi
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	25d	1	1.23mi
1401 S Elwood Ave Tulsa, OK	3.0	1.0	1373	$1,850	$1.35	25d	1	1.34mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	25d	1	1.35mi

Listing history 46 events

1. 2026-06-22
   days on market $189,000 Active 30 DOM
2. 2026-06-18
   days on market $189,000 Active 27 DOM
3. 2026-06-17
   days on market $189,000 Active 26 DOM
4. 2026-06-16
   days on market $189,000 Active 25 DOM
5. 2026-06-15
   days on market $189,000 Active 24 DOM
6. 2026-06-13
   days on market $189,000 Active 22 DOM
7. 2026-06-10
   days on market $189,000 Active 19 DOM
8. 2026-06-09
   days on market $189,000 Active 18 DOM
9. 2026-06-08
   days on market $189,000 Active 17 DOM
10. 2026-06-07
    pricedays on market $189,000 Active 16 DOM
11. 2026-06-05
    days on market $195,000 Active 13 DOM
12. 2026-06-03
    days on market $195,000 Active 12 DOM
13. 2026-06-02
    days on market $195,000 Active 11 DOM
14. 2026-06-01
    days on market $195,000 Active 10 DOM
15. 2026-05-31
    days on market $195,000 Active 9 DOM
16. 2026-05-22
    listed $195,000 Active
17. 2026-04-24
    historical $1,570
18. 2026-04-17
    historical
19. 2026-04-04
    price $1,570
20. 2026-03-16
    listed $1,620
21. 2026-01-07
    price $190,000
22. 2025-12-01
    price $200,000
23. 2025-10-17
    listed $215,000 Active
24. 2023-12-28
    soldstatus $179,000
25. 2023-12-20
    soldstatus $179,000 Closed 438-char remark

    Show marketing remark (438 chars)

    * * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

26. 2023-11-21
    status Pending 438-char remark

    Show marketing remark (438 chars)

    * * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

27. 2023-11-06
    status Active 438-char remark

    Show marketing remark (438 chars)

    * * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

28. 2023-10-31
    status Pending 438-char remark

    Show marketing remark (438 chars)

    * * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

29. 2023-10-19
    price $179,000 438-char remark

    Show marketing remark (438 chars)

    * * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

30. 2023-09-21
    price $184,500 438-char remark

    Show marketing remark (438 chars)

    * * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

31. 2023-09-08
    price $184,900 438-char remark

    Show marketing remark (438 chars)

    * * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

32. 2023-08-26
    listed $195,000 Active 438-char remark

    Show marketing remark (438 chars)

    * * Possible owner financing Minimum 10% down. Also, bank loan option of 100% financing with zero PMI! Adorable hilltop bungalow with downtown views in historic Owen Park! This 4 bed 1 bath home has lots of space and abundant natural light. 4th bedroom has option as indoor laundry and primary suite boasts tons of space to add second bath. Move-in ready with options to make your own and a great price for this flourishing neighborhood.

33. 2021-06-22
    soldstatus $125,000
34. 2021-01-13
    soldstatus $104,000
35. 2020-12-21
    soldstatus $104,000 Closed
36. 2020-11-22
    status Pending
37. 2020-11-20
    listed $112,500 Active
38. 2010-12-20
    soldstatus $82,000
39. 2010-12-03
    soldstatus $82,000
40. 2010-11-18
    historical
41. 2010-09-13
    listed $82,000
42. 2007-03-06
    soldstatus $75,500
43. 2007-03-02
    soldstatus $75,250
44. 2007-02-05
    historical
45. 2006-12-01
    listed $74,500
46. 1991-12-17
    soldstatus $15,000

ⓘ 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: $2,507 · $209/mo
• Projected year-2 tax: $2,507 · $209/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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,919
• − Mortgage interest: −$10,587
• − Property taxes: −$2,507
• − Insurance: −$945
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$5,498
• Taxable loss: −$1,965
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $1,652/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

+1200.0% since first listed

31 events — show timeline

• 2026-05-22 Listed $195,000 MLS Technology, Inc.
• 2026-04-24 Rental Removed $1,570 RentEngineListings
• 2026-04-17 Listing Removed — MLS Technology, Inc.
• 2026-04-04 Price Changed $1,570 RentEngineListings
• 2026-03-16 Listed for Rent $1,620 RentEngineListings
• 2026-01-07 Price Changed $190,000 MLS Technology, Inc.
• 2025-12-01 Price Changed $200,000 MLS Technology, Inc.
• 2025-10-17 Listed $215,000 MLS Technology, Inc.
• 2023-12-28 Sold (Public Records) $179,000 Public Records
• 2023-12-20 Sold (MLS) $179,000 MLS Technology, Inc.
• 2023-11-21 Pending — MLS Technology, Inc.
• 2023-11-06 Relisted — MLS Technology, Inc.
• 2023-10-31 Pending — MLS Technology, Inc.
• 2023-10-19 Price Changed $179,000 MLS Technology, Inc.
• 2023-09-21 Price Changed $184,500 MLS Technology, Inc.
• 2023-09-08 Price Changed $184,900 MLS Technology, Inc.
• 2023-08-26 Listed $195,000 MLS Technology, Inc.
• 2021-06-22 Sold (Public Records) $125,000 Public Records
• 2021-01-13 Sold (Public Records) $104,000 Public Records
• 2020-12-21 Sold (MLS) $104,000 MLS Technology, Inc.
• 2020-11-22 Pending — MLS Technology, Inc.
• 2020-11-20 Listed $112,500 MLS Technology, Inc.
• 2010-12-20 Sold (Public Records) $82,000 Public Records
• 2010-12-03 Sold (MLS) $82,000 MLS Technology, Inc.
• 2010-11-18 Listing Removed — MLS Technology, Inc.
• 2010-09-13 Listed $82,000 MLS Technology, Inc.
• 2007-03-06 Sold (Public Records) $75,500 Public Records
• 2007-03-02 Sold (MLS) $75,250 MLS Technology, Inc.
• 2007-02-05 Listing Removed — MLS Technology, Inc.
• 2006-12-01 Listed $74,500 MLS Technology, Inc.
• 1991-12-17 Sold (Public Records) $15,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,507 · -1.7% YoY. Source: county tax records.