12422 E 14th St · Tulsa, OK 74128

$177,000

4 bd · 1.5 ba · 1,414 sqft · SingleFamily public records · 93 Days on market

Built 1972 7,130 sqft lot Est $211k · 16% under

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Why this score? — see what drove the D+ 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 +16.6/30.0
• ARV discount +14.7/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-located home in East Tulsa with convenient access to I-244, Hwy 169, and nearby shopping, dining, and parks. 12422 E 14th St offers a functional layout with a comfortable living area, open kitchen, and designated dining space suitable for everyday living. The home includes well-sized bedrooms, practical storage, and a layout that supports a variety of living needs. Exterior features include a spacious yard and off-street parking. Located in an established area with access to major corridors, this property is being sold as part of a package of 4 homes, a duplex, and a mini-storage complex. Package includes MLS# 2609421, 2609919, 2609927, 2609928, 2609933.

Key facts

• Spacious yard
• Convenient access
• Functional layout

Tags

• CONVENIENT ACCESS
• SPACIOUS YARD
• OFF-STREET PARKING
• FUNCTIONAL LAYOUT
• OPEN KITCHEN
• DESIGNATED DINING SPACE

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable and high-speed internet available
• Home design: Single-story home; Faces north; Handicap accessible
• Construction: Brick, block and vinyl siding exterior; Asphalt/fiberglass roof; Slab foundation; Built (year per public records)
• Exterior features: Concrete driveway; Covered patio; Shed(s); Chain link and privacy fencing

Interior

• Kitchen: Dishwasher; Oven; Range / Stove; Disposal
• Bedrooms: Master bedroom on first floor with private bath
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with shower (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Laminate counters; Cable TV ready; Ceiling fans; Gas oven connection; Aluminum window frames; Accessible doors and entrance; Smoke detectors
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $177k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $157k (11.2% below list).
• Recommended offer: $157k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 38 active listings in the ZIP; 14 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).
• This rent runs 36% of the median local income ($52k/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 $5k 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 93 days — a 9% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y 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 $88k; list at $177k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $157,164 (11.2% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $210,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12308 E 18th St	0.42mi	4/1.5	1,478 (+4%)	1mo	$182,500	$123	72
11807 E 15th St	0.49mi	3/1.5 (-1)	1,421 (+0%)	2mo	$198,000	$139	70
12327 E 17th St	0.32mi	3/1.0 (-1)	1,492 (+6%)	3mo	$153,000	$103	66
12522 E 15th Pl	0.15mi	3/2.0 (-1)	1,220 (-14%)	3mo	$190,000	$156	60
12623 E 19th St	0.45mi	3/2.0 (-1)	1,376 (-3%)	10mo	$215,000	$156	59
12329 E 18th St	0.37mi	3/1.0 (-1)	1,478 (+4%)	11mo	$160,000	$108	59
12130 E 21st Pl	0.68mi	3/1.0 (-1)	1,405 (-1%)	5mo	$172,000	$122	56
1636 S 118th EastAvenue	0.61mi	3/2.0 (-1)	1,423 (+1%)	12mo	$212,000	$149	54
1611 S 116th EastAvenue	0.70mi	3/2.0 (-1)	1,368 (-3%)	3mo	$210,000	$154	53
11938 E 16th Pl	0.48mi	3/2.0 (-1)	1,313 (-7%)	10mo	$145,000	$110	51
12317 E 18th St	0.39mi	3/1.0 (-1)	1,204 (-15%)	10mo	$190,000	$158	42
11638 E 15th St	0.60mi	3/2.0 (-1)	1,615 (+14%)	7mo	$240,000	$149	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-21,820
• Equity at exit: $26,391

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,253
• Equity at exit: $15,304

Cash invested: $49,560 (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 74128

• Home prices YoY: -21.6%
• Active inventory: 38
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$928
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $108

Break-even live

Break-even rent $1,435

Max offer price $177,000

Occupancy floor 88%

Sensitivity live

Price	-10% $208	-5% $158	+0% $108	+5% $58	+10% $8
Rent	-10% $-16	-5% $46	+0% $108	+5% $170	+10% $232
Rate	-1.0pp $197	-0.5pp $153	base $108	+0.5pp $62	+1.0pp $16

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12804 E 13th St Tulsa, OK	3.0	1.5	1268	$1,550	$1.22	25d	1	0.20mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,439	$1.48	23d	4	0.39mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,499	$1.58	3d	4	0.39mi
12111 E 21st Pl Tulsa, OK	3.0	1.0	1199	$1,395	$1.16	23d	1	0.65mi
1541 S 137th East Ave Tulsa, OK	3.0	2.0	1313	$1,495	$1.14	5d	1	0.77mi
11809 E 7th Pl Tulsa, OK	3.0	2.0	1383	$1,500	$1.08	25d	1	0.83mi
1707 S 138th East Ave Tulsa, OK	3.0	2.0	1437	$1,495	$1.04	25d	1	0.84mi
2319 S 119th East Ave Tulsa, OK	3.0	1.0	990	$1,365	$1.38	25d	1	0.92mi
2444 S 121st East Ave Tulsa, OK	3.0	1.5	1168	$1,395	$1.19	25d	1	1.00mi
1433 S 107th East Ave Tulsa, OK	1.0–3.0	1.0–1.5	840	$1,199	$1.43	21d	3	1.05mi
11412 E 5th St Tulsa, OK	3.0	1.5	1126	$1,395	$1.24	25d	1	1.06mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	3d	1	1.11mi
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	23d	1	1.43mi
2756 S 114th East Ave Tulsa, OK	3.0	2.0	1120	$1,650	$1.47	25d	1	1.45mi

Listing history 22 events

1. 2026-06-22
   days on market $177,000 Active 93 DOM
2. 2026-06-18
   days on market $177,000 Active 90 DOM
3. 2026-06-17
   days on market $177,000 Active 89 DOM
4. 2026-06-16
   days on market $177,000 Active 88 DOM
5. 2026-06-15
   days on market $177,000 Active 87 DOM
6. 2026-06-13
   days on market $177,000 Active 85 DOM
7. 2026-06-10
   days on market $177,000 Active 82 DOM
8. 2026-06-09
   days on market $177,000 Active 81 DOM
9. 2026-06-08
   days on market $177,000 Active 80 DOM
10. 2026-06-07
    days on market $177,000 Active 79 DOM
11. 2026-06-05
    days on market $177,000 Active 76 DOM
12. 2026-06-03
    days on market $177,000 Active 75 DOM
13. 2026-06-02
    days on market $177,000 Active 74 DOM
14. 2026-06-01
    days on market $177,000 Active 73 DOM
15. 2026-05-31
    days on market $177,000 Active 72 DOM
16. 2026-03-20
    listed $177,000 Active
17. 2018-04-04
    soldstatus $88,000
18. 1996-06-28
    soldstatus $56,000
19. 1995-03-29
    soldstatus $52,000
20. 1995-03-12
    historical
21. 1995-01-05
    listed $51,900
22. 1994-05-12
    listed $51,900

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,593 · $133/mo
• Expected delta: +$16/yr (+$1/mo · 1.0%)

ⓘ 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 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,860
• − Mortgage interest: −$9,915
• − Property taxes: −$1,577
• − Insurance: −$885
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$5,149
• Taxable loss: −$1,684
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,703/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): 13,751
• Household income: $52,195
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 382.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 38% Two or more races 23% Black 10% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Asian/Pacific 2% Other Indo-European 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: ▼ -66.16%
• Current HPI: 240.6763
• Rent YoY: —
• 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

+241.0% since first listed

7 events — show timeline

• 2026-03-20 Listed $177,000 MLS Technology, Inc.
• 2018-04-04 Sold (Public Records) $88,000 Public Records
• 1996-06-28 Sold (Public Records) $56,000 Public Records
• 1995-03-29 Sold (Public Records) $52,000 Public Records
• 1995-03-12 Listing Removed — MLS Technology, Inc.
• 1995-01-05 Listed $51,900 MLS Technology, Inc.
• 1994-05-12 Listed $51,900 MLS Technology, Inc.

Property tax history

+2.8%/yr

Latest (2025): $1,577 · +8.7% YoY. Source: county tax records.