7370 E Marshall Pl · Tulsa, OK 74115

$100,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 23 Days on market

Built 1953 Est $142k · 30% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy & cute. Could be great starter home with a little TLC. Newer windows, some updates and good curb appeal. Great potential for rental property too!

Key facts

• Built 1953
• Listed 23 days

Property features AI

Exterior

• Home design: Built in 1953
• Construction: Single-family property; Living area of 975
• Exterior features: Located in the McKinley subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+4.6%/yr); 86 active listings in the ZIP; lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 34% of the median local income ($45k/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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $36k; list at $100k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.27% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $142,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1223 N 76th East Ave E	0.06mi	3/1.0	962 (-1%)	7mo	$115,000	$120	89
7138 E King Pl	0.26mi	3/1.0	996 (+2%)	4mo	$159,900	$161	81
7842 E Latimer Pl	0.24mi	3/1.0	1,014 (+4%)	2mo	$115,000	$113	81
1365 N 76th EastAvenue	0.23mi	2/1.0 (-1)	1,024 (+5%)	1mo	$145,000	$142	75
7148 E Marshall St	0.18mi	2/1.0 (-1)	888 (-9%)	1mo	$150,000	$169	71
1368 N 77th East Ave	0.26mi	2/1.0 (-1)	1,022 (+5%)	5mo	$81,000	$79	70
6826 King Pl	0.41mi	3/1.0	928 (-5%)	4mo	$110,000	$119	70
6917 E Marshall St	0.39mi	3/1.0	912 (-6%)	5mo	$133,000	$146	66
729 N 72nd EastAvenue	0.48mi	4/1.0 (+1)	912 (-6%)	1mo	$135,000	$148	61
6740 E Haskell Pl	0.61mi	3/1.0	1,031 (+6%)	7mo	$140,000	$136	56
6837 E King Pl	0.37mi	4/2.0 (+1)	1,093 (+12%)	3mo	$175,000	$160	51
6712 E Haskell St	0.72mi	4/1.0 (+1)	888 (-9%)	5mo	$130,000	$146	42

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $9,304
• Equity at exit: $14,910

10-year hold

• IRR: 18.8%
• Equity multiple: 2.68×
• Total profit: $46,915
• Equity at exit: $8,646

Cash invested: $28,000 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $369

Break-even live

Break-even rent $803

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $100,000 Active 23 DOM
2. 2026-06-17
   days on market $100,000 Active 22 DOM
3. 2026-06-16
   days on market $100,000 Active 21 DOM
4. 2026-06-15
   days on market $100,000 Active 20 DOM
5. 2026-06-13
   days on market $100,000 Active 18 DOM
6. 2026-06-10
   days on market $100,000 Active 15 DOM
7. 2026-06-09
   days on market $100,000 Active 14 DOM
8. 2026-06-08
   days on market $100,000 Active 13 DOM
9. 2026-06-07
   days on market $100,000 Active 12 DOM
10. 2026-06-05
    days on market $100,000 Active 9 DOM
11. 2026-06-03
    days on market $100,000 Active 8 DOM
12. 2026-06-02
    days on market $100,000 Active 7 DOM
13. 2026-06-01
    days on market $100,000 Active 6 DOM
14. 2026-05-31
    days on market $100,000 Active 5 DOM
15. 2026-05-26
    listed $100,000 Active
16. 2022-12-16
    historical
17. 2022-11-14
    status Active
18. 2022-10-31
    status Pending
19. 2022-10-21
    listed $109,900 Active
20. 2016-05-26
    soldstatus $36,000 Closed 156-char remark

    Show marketing remark (156 chars)

    Cozy & cute. Could be great starter home with a little TLC. Newer windows, some updates and good curb appeal. Great potential for rental property too!

21. 2016-05-06
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Cozy & cute. Could be great starter home with a little TLC. Newer windows, some updates and good curb appeal. Great potential for rental property too!

22. 2016-04-25
    listed $35,900 Active 156-char remark

    Show marketing remark (156 chars)

    Cozy & cute. Could be great starter home with a little TLC. Newer windows, some updates and good curb appeal. Great potential for rental property too!

23. 2016-01-28
    historical
24. 2015-11-17
    status Pending
25. 2015-11-17
    listed $12,000 Active
26. 2004-10-20
    soldstatus $68,500
27. 2004-10-18
    soldstatus $68,500
28. 2004-09-14
    historical
29. 2004-08-02
    listed $68,500
30. 1991-02-20
    soldstatus $34,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$79/yr (+$7/mo · 9.6%)

ⓘ 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 2/10 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: $15,239
• − Mortgage interest: −$5,602
• − Property taxes: −$821
• − Insurance: −$500
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,909
• Taxable income: $2,969
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,713/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): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• 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

+194.1% since first listed

16 events — show timeline

• 2026-05-26 Listed $100,000 FSBO.com
• 2022-12-16 Listing Removed — MLS Technology, Inc.
• 2022-11-14 Relisted — MLS Technology, Inc.
• 2022-10-31 Pending — MLS Technology, Inc.
• 2022-10-21 Listed $109,900 MLS Technology, Inc.
• 2016-05-26 Sold (MLS) $36,000 MLS Technology, Inc.
• 2016-05-06 Pending — MLS Technology, Inc.
• 2016-04-25 Listed $35,900 MLS Technology, Inc.
• 2016-01-28 Listing Removed — MLS Technology, Inc.
• 2015-11-17 Pending — MLS Technology, Inc.
• 2015-11-17 Listed $12,000 MLS Technology, Inc.
• 2004-10-20 Sold (Public Records) $68,500 Public Records
• 2004-10-18 Sold (MLS) $68,500 MLS Technology, Inc.
• 2004-09-14 Listing Removed — MLS Technology, Inc.
• 2004-08-02 Listed $68,500 MLS Technology, Inc.
• 1991-02-20 Sold (Public Records) $34,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $821 · +8.7% YoY. Source: county tax records.