5126 W 3rd St · Tulsa, OK 74127

$57,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 29 Days on market

Built 1945 10,500 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great property for investor looking to flip or rent! Two houses in one lot. Great canvas for design and renovation ideas. Great Location near freeway 412, Cul de Sac, great yard size with two entry ways. Sold in "As is" condition.

Key facts

• 0.24 acre lot
• Built 1945
• Listed 29 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Asphalt and fiberglass roof; Built prior to or in public records year (year built source: public records)
• Exterior features: Partial fencing; Property located on a cul-de-sac

Interior

• Kitchen: Range / Stove
• Bathrooms: 2 full bathrooms
• Interior features: Wood window frames; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $-39 ($-469/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (12.1% below list).
• Meets the 1% rule at list price ($970 rent vs $57k).
• Recommended offer: $50k (12.1% below list) — sets the bar for cash-flow.
• Cap rate 14.4% 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 (+2.5%/yr); 113 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k 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 29 days — a 2% lower offer ($56k) 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.
• Current owner paid $10k; list at $57k implies a 470% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,090 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.13%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $24,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 S 51st WestAvenue	0.58mi	1/1.0 (-1)	572 (+10%)	16mo	$27,500	$48	38

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.25×
• Total profit: $-11,994
• Equity at exit: $8,499

10-year hold

• IRR: -17.2%
• Equity multiple: 0.08×
• Total profit: $-14,732
• Equity at exit: $4,928

Cash invested: $15,960 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$24
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-39

Break-even live

Break-even rent $1,019

Max offer price $50,090

Occupancy floor 99%

Sensitivity live

Price	-10% $-7	-5% $-23	+0% $-39	+5% $-55	+10% $-71
Rent	-10% $-116	-5% $-77	+0% $-39	+5% $-1	+10% $38
Rate	-1.0pp $-10	-0.5pp $-25	base $-39	+0.5pp $-54	+1.0pp $-69

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-30
   listed $57,000 Active
2. 2026-04-19
   historical
3. 2026-02-18
   price $65,000
4. 2026-01-06
   price $75,000
5. 2025-12-08
   price $80,000
6. 2025-11-20
   listed $90,000 Active
7. 1990-06-08
   soldstatus $10,000

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $673 · $56/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,638
• − Mortgage interest: −$3,193
• − Property taxes: −$673
• − Insurance: −$5,404
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,658
• Taxable loss: −$1,152
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $-193/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: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 16,324
• Household income: $46,373
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 782.0

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 0.66)
• Race & ethnicity: White 50% Black 28% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -59.31%
• Current HPI: 231.5994
• Rent YoY: ▲ 2.45%
• 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

+470.0% since first listed

7 events — show timeline

• 2026-04-30 Listed $57,000 MLS Technology, Inc.
• 2026-04-19 Listing Removed — MLS Technology, Inc.
• 2026-02-18 Price Changed $65,000 MLS Technology, Inc.
• 2026-01-06 Price Changed $75,000 MLS Technology, Inc.
• 2025-12-08 Price Changed $80,000 MLS Technology, Inc.
• 2025-11-20 Listed $90,000 MLS Technology, Inc.
• 1990-06-08 Sold (Public Records) $10,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $673 · +8.7% YoY. Source: county tax records.