1723 N Atlanta Pl · Tulsa, OK 74110

$90,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 32 Days on market

Built 1935 7,125 sqft lot Est $122k · 26% under

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Why this score? — see what drove the B+ 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• Appreciation +9.3/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Great rental or affordable first home, needs some TLC. Nice covered front porch. Double lot, fully fenced. Near the new Oasis Fresh Market, Springdale Elementary. 2-car carport. New sewer line from main to house. Selling AS-IS. Washer/Dryer/Refrigerator may be negotiable.

Key facts

• Refreshed bungalow
• Newer plumbing
• Newer water heater

Tags

• REFRESHED BUNGALOW
• UPDATED PERGO FLOORING
• NEWER PLUMBING
• UPDATED VINYL WINDOWS
• NEWER WATER HEATER
• FRESHLY PAINTED EXTERIOR

Property features AI

Exterior

• Parking: Detached garage (2 car)
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story property; Faces west; Crawlspace foundation
• Construction: Built with wood frame and asbestos materials; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Porch; Shed(s); Gravel driveway; Chain link and full privacy fencing; Mature trees

Interior

• Kitchen: Built-in range; Microwave; Oven; Refrigerator
• Bedrooms: Master bedroom with private bath and separate closets (first floor); Additional bedroom with walk-in closet (first floor)
• Flooring: Vinyl flooring; Wood veneer flooring
• Bathrooms: One full bathroom; Master bath with bathtub (first floor)
• Heating & cooling: Gas heating; Window unit cooling
• Interior features: Ceiling fans; Cable TV ready; Laminate countertops; Electric oven/range connections; Vinyl and wood-frame windows
• Laundry & utility: Washer and dryer; Electric water heater; Utility room inside (first floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

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 (+1.8%/yr); 58 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $8k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.16% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $122,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 N Atlanta Ave	0.13mi	3/1.0 (+1)	909 (-2%)	0mo	$131,500	$145	86
1920 N Lewis Pl	0.20mi	2/1.0	928 (+0%)	6mo	$35,000	$38	86
2320 N Atlanta Pl	0.49mi	2/1.0	910 (-2%)	2mo	$119,900	$132	73
2018 N Delaware Pl	0.44mi	3/1.0 (+1)	888 (-4%)	3mo	$153,000	$172	66
2032 N Evanston Pl	0.56mi	3/1.0 (+1)	912 (-1%)	2mo	$61,000	$67	65
2918 E Woodrow St	0.62mi	2/1.0	876 (-5%)	2mo	$62,500	$71	61
2011 N Atlanta Ct	0.23mi	3/1.0 (+1)	1,040 (+12%)	4mo	$175,000	$168	61
2707 E Marshall St	0.58mi	3/1.0 (+1)	965 (+4%)	2mo	$105,000	$109	60
3116 E Woodrow St	0.71mi	2/1.0	910 (-2%)	10mo	$88,500	$97	56
2126 E Queen Pl	0.33mi	3/2.0 (+1)	1,032 (+12%)	14mo	$163,047	$158	45
2915 E Virgin St	0.60mi	3/2.0 (+1)	984 (+6%)	13mo	$88,000	$89	41
1308 N Delaware Pl	0.58mi	3/1.0 (+1)	832 (-10%)	13mo	$136,900	$165	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.21×
• Total profit: $55,787
• Equity at exit: $72,657

10-year hold

• IRR: 26.1%
• Equity multiple: 6.87×
• Total profit: $147,811
• Equity at exit: $148,511

Cash invested: $25,200 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 58
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$472
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $251

Break-even live

Break-even rent $727

Max offer price $90,000

Occupancy floor 71%

Sensitivity live

Price	-10% $302	-5% $276	+0% $251	+5% $225	+10% $200
Rent	-10% $168	-5% $209	+0% $251	+5% $292	+10% $333
Rate	-1.0pp $296	-0.5pp $274	base $251	+0.5pp $227	+1.0pp $204

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	5d	1	0.09mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	25d	1	0.10mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.29mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	5d	1	0.35mi
2132 N Atlanta Ave Tulsa, OK	1.0	1.0	572	$945	$1.65	25d	1	0.39mi
1825 N College Ave Unit 13 Tulsa, OK	1.0	1.0	675	$745	$1.10	25d	1	0.57mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	0.64mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	25d	1	1.08mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	25d	1	1.08mi
3336 E Marshall St Unit 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	25d	1	1.10mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	25d	1	1.10mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	25d	1	1.16mi
2614 E Archer St Tulsa, OK	1.0	1.0	845	$900	$1.07	5d	1	1.22mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	5d	1	1.29mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	25d	1	1.31mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	5d	1	1.39mi

Listing history 23 events

1. 2026-06-22
   days on market $90,000 Active 32 DOM
2. 2026-06-18
   days on market $90,000 Active 29 DOM
3. 2026-06-17
   days on market $90,000 Active 28 DOM
4. 2026-06-16
   days on market $90,000 Active 27 DOM
5. 2026-06-15
   days on market $90,000 Active 26 DOM
6. 2026-06-13
   days on market $90,000 Active 24 DOM
7. 2026-06-10
   days on market $90,000 Active 21 DOM
8. 2026-06-09
   days on market $90,000 Active 20 DOM
9. 2026-06-08
   days on market $90,000 Active 19 DOM
10. 2026-06-07
    days on market $90,000 Active 18 DOM
11. 2026-06-05
    days on market $90,000 Active 15 DOM
12. 2026-06-03
    days on market $90,000 Active 14 DOM
13. 2026-06-02
    days on market $90,000 Active 13 DOM
14. 2026-06-01
    days on market $90,000 Active 12 DOM
15. 2026-05-31
    days on market $90,000 Active 11 DOM
16. 2026-05-20
    listed $90,000 Active
17. 2022-02-07
    soldstatus $50,000
18. 2022-02-02
    soldstatus $50,000 Closed 272-char remark

    Show marketing remark (272 chars)

    Great rental or affordable first home, needs some TLC. Nice covered front porch. Double lot, fully fenced. Near the new Oasis Fresh Market, Springdale Elementary. 2-car carport. New sewer line from main to house. Selling AS-IS. Washer/Dryer/Refrigerator may be negotiable.

19. 2022-01-03
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Great rental or affordable first home, needs some TLC. Nice covered front porch. Double lot, fully fenced. Near the new Oasis Fresh Market, Springdale Elementary. 2-car carport. New sewer line from main to house. Selling AS-IS. Washer/Dryer/Refrigerator may be negotiable.

20. 2021-11-04
    price $55,000 272-char remark

    Show marketing remark (272 chars)

    Great rental or affordable first home, needs some TLC. Nice covered front porch. Double lot, fully fenced. Near the new Oasis Fresh Market, Springdale Elementary. 2-car carport. New sewer line from main to house. Selling AS-IS. Washer/Dryer/Refrigerator may be negotiable.

21. 2021-11-04
    price $50,000 272-char remark

    Show marketing remark (272 chars)

    Great rental or affordable first home, needs some TLC. Nice covered front porch. Double lot, fully fenced. Near the new Oasis Fresh Market, Springdale Elementary. 2-car carport. New sewer line from main to house. Selling AS-IS. Washer/Dryer/Refrigerator may be negotiable.

22. 2021-09-24
    price $60,000 272-char remark

    Show marketing remark (272 chars)

    Great rental or affordable first home, needs some TLC. Nice covered front porch. Double lot, fully fenced. Near the new Oasis Fresh Market, Springdale Elementary. 2-car carport. New sewer line from main to house. Selling AS-IS. Washer/Dryer/Refrigerator may be negotiable.

23. 2021-09-10
    listed $65,000 Active 272-char remark

    Show marketing remark (272 chars)

    Great rental or affordable first home, needs some TLC. Nice covered front porch. Double lot, fully fenced. Near the new Oasis Fresh Market, Springdale Elementary. 2-car carport. New sewer line from main to house. Selling AS-IS. Washer/Dryer/Refrigerator may be negotiable.

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$36/yr (+$3/mo · 4.7%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $12,527
• − Mortgage interest: −$5,041
• − Property taxes: −$774
• − Insurance: −$450
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,618
• Taxable income: $1,639
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,615/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+38.5% since first listed

8 events — show timeline

• 2026-05-20 Listed $90,000 MLS Technology, Inc.
• 2022-02-07 Sold (Public Records) $50,000 Public Records
• 2022-02-02 Sold (MLS) $50,000 MLS Technology, Inc.
• 2022-01-03 Pending — MLS Technology, Inc.
• 2021-11-04 Price Changed $55,000 MLS Technology, Inc.
• 2021-11-04 Price Changed $50,000 MLS Technology, Inc.
• 2021-09-24 Price Changed $60,000 MLS Technology, Inc.
• 2021-09-10 Listed $65,000 MLS Technology, Inc.

Property tax history

+5.3%/yr

Latest (2025): $774 · +8.7% YoY. Source: county tax records.