1034 N Gary Pl · Tulsa, OK 74110

$129,000

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 35 Days on market

Built 1945 7,400 sqft lot Est $141k · 9% 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 +19.1/30.0
• ARV discount +11.5/15.0
• Appreciation +9.3/10.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Beautiful 3-bedroom, 1-bathroom home with original hardwood floors, new appliances, indoor washer and dryer hookups. Huge primary bedroom, carport, two storage sheds and fenced backyard.

Key facts

• Carport
• New appliances
• Two storage sheds

Tags

• ORIGINAL HARDWOOD FLOORS
• NEW APPLIANCES
• CARPORT
• TWO STORAGE SHEDS
• FENCED BACKYARD

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Concrete and stone construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum-framed windows; Butcher block counters; Laminate counters
• Laundry & utility: Washer hookup; 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 $129k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $116k (10.3% below list).
• Recommended offer: $116k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 (+1.8%/yr); 57 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($892 loan paydown + $11k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1945 — 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 $115,658 (10.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 0.90% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $141,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2707 E Marshall St	0.60mi	3/1.0	965 (-3%)	2mo	$105,000	$109	66
736 N Gary Pl	0.25mi	2/1.0 (-1)	1,060 (+6%)	9mo	$150,000	$142	66
3533 E King St	0.29mi	2/1.0 (-1)	893 (-10%)	7mo	$92,000	$103	59
111 Waverly Dr	0.73mi	2/1.0 (-1)	1,009 (+1%)	2mo	$189,900	$188	57
1055 N New Haven Ave	0.50mi	3/1.0	884 (-11%)	2mo	$75,000	$85	57
1333 N Pittsburg Ave	0.72mi	2/1.0 (-1)	1,008 (+1%)	4mo	$70,000	$69	56
3202 E Haskell St	0.35mi	3/1.0	1,126 (+13%)	8mo	$145,000	$129	55
3310 E Admiral Ct	0.54mi	3/1.0	1,122 (+13%)	1mo	$159,000	$142	53
3911 E Admiral Ct	0.70mi	3/2.0	923 (-7%)	2mo	$175,000	$190	50
1551 N Indianapolis Ave	0.70mi	2/1.0 (-1)	926 (-7%)	2mo	$132,500	$143	49
119 N Columbia Ave	0.67mi	2/1.0 (-1)	903 (-9%)	2mo	$137,000	$152	46
2913 E 1st St	0.74mi	2/1.0 (-1)	944 (-5%)	8mo	$119,000	$126	45

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: 24.5%
• Equity multiple: 2.83×
• Total profit: $66,209
• Equity at exit: $104,142

10-year hold

• IRR: 21.6%
• Equity multiple: 6.07×
• Total profit: $183,203
• Equity at exit: $212,865

Cash invested: $36,120 (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: 57
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$676
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $137

Break-even live

Break-even rent $983

Max offer price $129,000

Occupancy floor 83%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	23d	1	0.23mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	23d	1	0.23mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	0.40mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	23d	1	0.60mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	0.75mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	0.84mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	0.89mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	3d	1	0.93mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	23d	1	0.98mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	0.99mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	3d	1	1.06mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	1.09mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	23d	1	1.14mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	3d	1	1.14mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	1.15mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	23d	1	1.15mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	23d	1	1.18mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	1.25mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	16d	1	1.27mi

Listing history 18 events

1. 2026-06-18
   days on market $129,000 Active 35 DOM
2. 2026-06-17
   days on market $129,000 Active 34 DOM
3. 2026-06-16
   days on market $129,000 Active 33 DOM
4. 2026-06-15
   days on market $129,000 Active 32 DOM
5. 2026-06-13
   days on market $129,000 Active 30 DOM
6. 2026-06-10
   days on market $129,000 Active 27 DOM
7. 2026-06-09
   days on market $129,000 Active 26 DOM
8. 2026-06-08
   days on market $129,000 Active 25 DOM
9. 2026-06-07
   days on market $129,000 Active 24 DOM
10. 2026-06-05
    days on market $129,000 Active 21 DOM
11. 2026-06-03
    days on market $129,000 Active 20 DOM
12. 2026-06-02
    pricedays on market $129,000 Active 19 DOM
13. 2026-06-01
    days on market $132,000 Active 18 DOM
14. 2026-05-31
    days on market $132,000 Active 17 DOM
15. 2026-05-20
    status Active
16. 2026-04-28
    status Pending
17. 2026-04-28
    historical
18. 2026-04-22
    listed $132,000 Active

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$609/yr (+$51/mo · 110.3%)

ⓘ 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 3/10 Moderate 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: $13,879
• − Mortgage interest: −$7,226
• − Property taxes: −$552
• − Insurance: −$645
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,753
• Taxable loss: −$517
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,774/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

4 events — show timeline

• 2026-05-20 Relisted — MLS Technology, Inc.
• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-04-28 Listing Removed — MLS Technology, Inc.
• 2026-04-22 Listed $132,000 MLS Technology, Inc.

Property tax history

+1.7%/yr

Latest (2025): $552 · +8.7% YoY. Source: county tax records.