209 S Quebec Ave · Tulsa, OK 74112

$200,000

4 bd · 1.0 ba · 930 sqft · SingleFamily public records · 4 Days on market

Built 1950 7,500 sqft lot Est $144k · 39% over

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Why this score? — see what drove the F 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 +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 HOUSES FOR THE PRICE OF 1. BOTH ARE VERY NICELY UPDATED & MOVE IN READY. MAIN HOUSE IS 3 BEDS 1 BATH, SMALLER HOUSE IS 1 BED 1 BATH BOTH HAVE INSIDE UTILITY. EXCELLENT RENTAL POSSIBILITY OR LIVE IN ONE AND RENT ONE! LARGE DECK AND 2 HUGE STORAGE SHEDS.

Key facts

• Updated electrical
• New hvac
• Two homes on one lot

Tags

• TWO HOMES ON ONE LOT
• INDOOR LAUNDRY
• UPDATED KITCHEN
• NEW ROOF
• UPDATED ELECTRICAL
• NEW HVAC

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Parking: 1-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; High speed internet available; Fiber optic available
• Home design: Single-story home; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Rain gutters; Covered patio/porch, deck, and porch; Shed(s), storage, and workshop; Full fencing; Mature trees; West-facing

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air; Window unit(s)
• Interior features: Aluminum window frames with insulated windows; Storm door(s); Laminate counters, quartz counters, and stone counters; Ceiling fan(s); Gas oven connection
• Laundry & utility: Electric dryer hookup; Electric water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $40 ($474/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 $168k (15.9% below list).
• Recommended offer: $168k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 fast (+4.7%/yr); 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 34% of the median local income ($59k/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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $123k; list at $200k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,136 (15.9% below list)

Questions for the listing agent

1. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $144,150
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 S Toledo Ave	0.20mi	3/1.0 (-1)	956 (+3%)	0mo	$158,000	$165	81
3911 E Admiral Ct	0.38mi	3/2.0 (-1)	923 (-1%)	2mo	$175,000	$190	71
250 S Richmond Ave	0.10mi	3/1.5 (-1)	1,050 (+13%)	5mo	$84,000	$80	62
3741 E 2nd St	0.24mi	3/1.5 (-1)	1,048 (+13%)	3mo	$160,000	$153	58
508 S Quebec Ave	0.29mi	3/1.0 (-1)	1,025 (+10%)	14mo	$204,900	$200	53
923 S New Haven Ave	0.60mi	3/1.0 (-1)	1,003 (+8%)	6mo	$197,000	$196	49
3932 E Archer St	0.38mi	3/1.0 (-1)	1,006 (+8%)	22mo	$130,000	$129	45
708 N New Haven Ave	0.56mi	3/1.0 (-1)	997 (+7%)	22mo	$151,000	$151	38
4640 E Independence St	0.71mi	3/1.0 (-1)	1,064 (+14%)	14mo	$165,000	$155	26

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-26,946
• Equity at exit: $29,821

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-7,696
• Equity at exit: $17,292

Cash invested: $56,000 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $40

Break-even live

Break-even rent $1,631

Max offer price $200,000

Occupancy floor 93%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	0.21mi

Listing history 16 events

1. 2026-04-13
   status Pending
2. 2026-04-09
   listed $200,000 Active
3. 2017-09-08
   soldstatus $123,000
4. 2017-09-05
   soldstatus $123,000 Closed 260-char remark

   Show marketing remark (260 chars)

   2 HOUSES FOR THE PRICE OF 1. BOTH ARE VERY NICELY UPDATED & MOVE IN READY. MAIN HOUSE IS 3 BEDS 1 BATH, SMALLER HOUSE IS 1 BED 1 BATH BOTH HAVE INSIDE UTILITY. EXCELLENT RENTAL POSSIBILITY OR LIVE IN ONE AND RENT ONE! LARGE DECK AND 2 HUGE STORAGE SHEDS.

5. 2017-07-17
   status Pending 260-char remark

   Show marketing remark (260 chars)

   2 HOUSES FOR THE PRICE OF 1. BOTH ARE VERY NICELY UPDATED & MOVE IN READY. MAIN HOUSE IS 3 BEDS 1 BATH, SMALLER HOUSE IS 1 BED 1 BATH BOTH HAVE INSIDE UTILITY. EXCELLENT RENTAL POSSIBILITY OR LIVE IN ONE AND RENT ONE! LARGE DECK AND 2 HUGE STORAGE SHEDS.

6. 2017-06-20
   listed $126,995 Active 260-char remark

   Show marketing remark (260 chars)

   2 HOUSES FOR THE PRICE OF 1. BOTH ARE VERY NICELY UPDATED & MOVE IN READY. MAIN HOUSE IS 3 BEDS 1 BATH, SMALLER HOUSE IS 1 BED 1 BATH BOTH HAVE INSIDE UTILITY. EXCELLENT RENTAL POSSIBILITY OR LIVE IN ONE AND RENT ONE! LARGE DECK AND 2 HUGE STORAGE SHEDS.

7. 2003-03-21
   soldstatus $69,500
8. 2003-03-12
   soldstatus $69,500 247-char remark

   Show marketing remark (247 chars)

   PRISTINE, MOVE-IN READY. MUST SEE! DESIGNER COLORS. NEWER: PAINT, TILE, CARPET, H & A, APPLIANCES, EXT. DOORS (INCLUDING FRENCH FROM MASTER), GREAT DECK. LARGE UTILITY ROOM. 2ND HOUSE ON PROPERTY USED AS SHOP. COULD BE MOTHER-IN-LAW OR RENTAL.

9. 2003-02-10
   historical 247-char remark

   Show marketing remark (247 chars)

   PRISTINE, MOVE-IN READY. MUST SEE! DESIGNER COLORS. NEWER: PAINT, TILE, CARPET, H & A, APPLIANCES, EXT. DOORS (INCLUDING FRENCH FROM MASTER), GREAT DECK. LARGE UTILITY ROOM. 2ND HOUSE ON PROPERTY USED AS SHOP. COULD BE MOTHER-IN-LAW OR RENTAL.

10. 2002-12-31
    listed $69,900 247-char remark

    Show marketing remark (247 chars)

    PRISTINE, MOVE-IN READY. MUST SEE! DESIGNER COLORS. NEWER: PAINT, TILE, CARPET, H & A, APPLIANCES, EXT. DOORS (INCLUDING FRENCH FROM MASTER), GREAT DECK. LARGE UTILITY ROOM. 2ND HOUSE ON PROPERTY USED AS SHOP. COULD BE MOTHER-IN-LAW OR RENTAL.

11. 2002-12-13
    historical
12. 2002-10-07
    listed $69,900
13. 1999-08-25
    soldstatus $45,000
14. 1999-08-08
    historical
15. 1999-06-08
    listed $49,900
16. 1999-01-29
    soldstatus $30,000

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,176
• − Mortgage interest: −$11,203
• − Property taxes: −$1,879
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$5,818
• Taxable loss: −$2,952
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,183/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

+566.7% since first listed

16 events — show timeline

• 2026-04-13 Pending — MLS Technology, Inc.
• 2026-04-09 Listed $200,000 MLS Technology, Inc.
• 2017-09-08 Sold (Public Records) $123,000 Public Records
• 2017-09-05 Sold (MLS) $123,000 MLS Technology, Inc.
• 2017-07-17 Pending — MLS Technology, Inc.
• 2017-06-20 Listed $126,995 MLS Technology, Inc.
• 2003-03-21 Sold (Public Records) $69,500 Public Records
• 2003-03-12 Sold (MLS) $69,500 MLS Technology, Inc.
• 2003-02-10 Listing Removed — MLS Technology, Inc.
• 2002-12-31 Listed $69,900 MLS Technology, Inc.
• 2002-12-13 Listing Removed — MLS Technology, Inc.
• 2002-10-07 Listed $69,900 MLS Technology, Inc.
• 1999-08-25 Sold (MLS) $45,000 MLS Technology, Inc.
• 1999-08-08 Listing Removed — MLS Technology, Inc.
• 1999-06-08 Listed $49,900 MLS Technology, Inc.
• 1999-01-29 Sold (Public Records) $30,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,879 · -0.5% YoY. Source: county tax records.