403 W 50th St · Tulsa, OK 74126

$99,000

4 bd · 1.0 ba · 864 sqft · SingleFamily public records · 38 Days on market

Built 1956 7,860 sqft lot Est $90k · 10% over

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.8/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0

Listing remarks

Spacious 4-bedroom, 1-bath investment opportunity in Tulsa! This move-in ready property features fresh paint, updated fixtures, newer windows, and durable flooring throughout. Situated on a large corner lot, the home offers functional living space, strong rental appeal, and low-maintenance updates already completed. Convenient location with easy access to highways, shopping, schools, and downtown Tulsa. Ideal addition to an investment portfolio or perfect for buyers looking for an affordable 4-bedroom home with immediate occupancy potential. Plenty of yard space and long-term rental possibilities make this property one to see!

Key facts

• Fresh paint
• Durable flooring
• Large corner lot

Tags

• FRESH PAINT
• UPDATED FIXTURES
• NEWER WINDOWS
• DURABLE FLOORING
• LARGE CORNER LOT
• FUNCTIONAL LIVING SPACE

Property features AI

Finance

• HOA & community: Gutter(s) listed as a community/feature

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built with brick and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Porch; Full chain link fencing

Interior

• Kitchen: Gas range connection; Gas oven connection
• Flooring: Concrete; Hardwood; Laminate
• Bathrooms: One full bathroom with bathtub (hall bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Programmable thermostat; Laminate counters; Vinyl and wood frame windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 70 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 35% of the median local income ($42k/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 $684 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $99k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.25% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.93%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $89,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 W 49th St	0.14mi	3/1.0 (-1)	864 (0%)	4mo	$66,000	$76	85
334 W 49th St	0.14mi	3/1.0 (-1)	864 (0%)	4mo	$67,000	$78	85
331 W 49th St N	0.11mi	3/1.0 (-1)	888 (+3%)	1mo	$55,000	$62	84
105 W 50th St	0.17mi	3/1.0 (-1)	864 (0%)	4mo	$67,000	$78	84
328 W 48th St N	0.20mi	3/1.0 (-1)	864 (0%)	5mo	$53,500	$62	82
10 E 50th Pl N	0.29mi	3/1.0 (-1)	864 (0%)	2mo	$72,000	$83	80
334 W 47th St N	0.30mi	3/1.0 (-1)	888 (+3%)	10mo	$110,000	$124	68
4667 N Cheyenne Ave	0.28mi	3/2.0 (-1)	912 (+6%)	7mo	$135,000	$148	63
509 E 48th Pl N	0.70mi	3/1.0 (-1)	864 (0%)	7mo	$115,000	$133	56
281 E 52nd St N	0.66mi	3/1.0 (-1)	888 (+3%)	10mo	$92,000	$104	52
274 E 53rd St N	0.68mi	3/1.0 (-1)	962 (+11%)	0mo	$137,000	$142	44
285 E 52nd St	0.67mi	4/2.0	936 (+8%)	10mo	$129,000	$138	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $7,366
• Equity at exit: $14,761

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $36,486
• Equity at exit: $8,560

Cash invested: $27,720 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 70
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$519
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $368

Break-even live

Break-even rent $776

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	1d	1	0.55mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	1d	1	0.91mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	1.02mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	1.10mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	1d	1	1.20mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	1d	1	1.21mi

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 38 DOM
2. 2026-06-17
   days on market $99,000 Active 37 DOM
3. 2026-06-16
   days on market $99,000 Active 36 DOM
4. 2026-06-15
   days on market $99,000 Active 35 DOM
5. 2026-06-13
   days on market $99,000 Active 33 DOM
6. 2026-06-10
   days on market $99,000 Active 30 DOM
7. 2026-06-09
   days on market $99,000 Active 29 DOM
8. 2026-06-08
   days on market $99,000 Active 28 DOM
9. 2026-06-07
   days on market $99,000 Active 27 DOM
10. 2026-06-05
    days on market $99,000 Active 24 DOM
11. 2026-06-03
    days on market $99,000 Active 23 DOM
12. 2026-06-02
    days on market $99,000 Active 22 DOM
13. 2026-06-01
    days on market $99,000 Active 21 DOM
14. 2026-05-31
    days on market $99,000 Active 20 DOM
15. 2026-05-15
    price $99,000
16. 2026-05-11
    listed $105,000 Active
17. 2026-02-04
    soldstatus $65,000
18. 2025-03-15
    historical $1,250
19. 2025-03-03
    listed $1,250
20. 2006-08-07
    historical
21. 2006-05-10
    listed $45,000

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$264/yr (+$22/mo · 42.1%)

ⓘ 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 6/10 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: $14,895
• − Mortgage interest: −$5,546
• − Property taxes: −$627
• − Insurance: −$495
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,880
• Taxable income: $2,964
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $3,704/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): 9,920
• Household income: $42,172
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 417.0

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 0.71)
• Race & ethnicity: Black 45% White 26% Hispanic / Latino 14% Two or more races 11% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 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: ▼ -7.45%
• Current HPI: 253.7105
• 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

+120.0% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $99,000 MLS Technology, Inc.
• 2026-05-11 Listed $105,000 MLS Technology, Inc.
• 2026-02-04 Sold (Public Records) $65,000 Public Records
• 2025-03-15 Rental Removed $1,250 APPFOLIO
• 2025-03-03 Listed for Rent $1,250 APPFOLIO
• 2006-08-07 Listing Removed — MLS Technology, Inc.
• 2006-05-10 Listed $45,000 MLS Technology, Inc.

Property tax history

+3.3%/yr

Latest (2025): $627 · +8.7% YoY. Source: county tax records.