1328 N Vandalia Ave · Tulsa, OK 74115

$88,900

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 9 Days on market

Built 1947 6,850 sqft lot Est $125k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Great investment opportunity or perfect starter home! This charming two-bedroom, one-bath property offers a practical and efficient layout w/ sunroom that offers great space to relax and enjoy the sunshine. Enjoy the flexibility of an extra space ideal for a workshop, home office, or additional storage. Nice size backyard also features a separate storage building for even more convenience. Located with easy access to I-244. Bring your vision to this property and capitalize on its potential!

Key facts

• Easy access to i-244
• Sunroom
• 6,850 sq ft lot

Tags

• SUNROOM
• SEPARATE STORAGE BUILDING
• EASY ACCESS TO I-244

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 10.8% 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: Rents rising fast (+4.6%/yr); 89 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $88,900

Questions for the listing agent

1. Built in 1947 — 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: 1.24% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1348 N Toledo Ave	0.13mi	2/1.0	940 (+1%)	3mo	$145,000	$154	89
1215 N Yale Ave	0.21mi	2/1.0	984 (+6%)	3mo	$117,000	$119	78
1327 N Winston Ave	0.09mi	2/1.0	824 (-11%)	5mo	$110,900	$135	73
1336 N Vandalia Ave	0.02mi	2/1.0	816 (-12%)	8mo	$110,000	$135	73
1333 N Pittsburg Ave	0.35mi	2/1.0	1,008 (+9%)	4mo	$70,000	$69	66
1032 N Canton Ave	0.49mi	3/1.0 (+1)	888 (-4%)	1mo	$112,000	$126	64
4722 E Marshall St	0.22mi	2/1.0	792 (-15%)	4mo	$120,000	$152	62
1055 N New Haven Ave	0.54mi	3/1.0 (+1)	884 (-5%)	2mo	$75,000	$85	61
1012 N Vandalia Ave	0.39mi	2/1.0	804 (-13%)	2mo	$87,000	$108	58
1124 N Allegheny Ave	0.32mi	3/2.0 (+1)	1,024 (+10%)	9mo	$200,000	$195	51
1508 N Irvington Ave	0.69mi	3/2.0 (+1)	974 (+5%)	1mo	$192,500	$198	50
1820 N Oswego Ave	0.67mi	3/1.0 (+1)	864 (-7%)	4mo	$138,000	$160	48

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $8,577
• Equity at exit: $13,255

10-year hold

• IRR: 19.0%
• Equity multiple: 2.69×
• Total profit: $42,181
• Equity at exit: $7,686

Cash invested: $24,892 (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: 89
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$466
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $334

Break-even live

Break-even rent $678

Max offer price $88,900

Occupancy floor 65%

Sensitivity live

Price	-10% $384	-5% $359	+0% $334	+5% $308	+10% $283
Rent	-10% $247	-5% $290	+0% $334	+5% $377	+10% $421
Rate	-1.0pp $378	-0.5pp $356	base $334	+0.5pp $311	+1.0pp $287

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	4d	1	0.21mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	25d	1	0.44mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	25d	1	0.75mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	25d	1	0.78mi
3336 E Marshall St Unit 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	25d	1	0.78mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	4d	1	0.78mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	25d	1	0.80mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	25d	1	0.80mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	1.09mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	17d	1	1.09mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	4d	1	1.16mi
1825 N College Ave Unit 13 Tulsa, OK	1.0	1.0	675	$745	$1.10	25d	1	1.24mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	1.43mi

Listing history 2 events

1. 2026-04-09
   status Pending
2. 2026-03-31
   listed $88,900 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: $387 · $32/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$413/yr (+$34/mo · 106.7%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,202
• − Mortgage interest: −$4,980
• − Property taxes: −$387
• − Insurance: −$444
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,586
• Taxable income: $2,692
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,358/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

2 events — show timeline

• 2026-04-09 Pending — MLS Technology, Inc.
• 2026-03-31 Listed $88,900 MLS Technology, Inc.

Property tax history

+0.4%/yr

Latest (2025): $387 · +3.5% YoY. Source: county tax records.