1819 N Oswego Ave · Tulsa, OK 74115

$148,000

4 bd · 1.0 ba · 952 sqft · SingleFamily public records · 101 Days on market

Built 1950 8,375 sqft lot Est $133k · 11% over

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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 +15.5/30.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Total remodel here- new HVAC, roof, windows & blinds, hot water tank, lighting, driveway, doors, carpet, luxury vinyl plank flooring, paint, thermostat. Bath updated & granite kitchen with all of the popular color palette of grays & whites. Bonus room or 4th bedroom from converted garage. SS appliances. Refrigerator included!

Key facts

• Near schools
• Updated bath
• Bonus room

Tags

• GRANITE KITCHEN
• UPDATED BATH
• BONUS ROOM
• NEWER SYSTEMS
• NEAR SCHOOLS
• BUS STOP

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof; Built from public records
• Exterior features: Porch; Chain link fencing; No notable exterior amenities listed

Interior

• Kitchen: Built-in oven; Oven; Range; Stove; Microwave; Dishwasher; Disposal
• Flooring: Carpet; Wood veneer
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Granite counters; Gas range and gas oven connections
• 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 $148k.

Deal economics

• At list price, monthly cash flow is $60 ($718/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 $137k (7.2% below list).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 37% 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 $1k of loan paydown is wiped out by about $4k 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 101 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $134,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $133,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1840 N Louisville Ave	0.20mi	3/1.0 (-1)	980 (+3%)	1mo	$80,000	$82	79
1820 N Oswego Ave	0.03mi	3/1.0 (-1)	864 (-9%)	4mo	$138,000	$160	74
1836 N Oswego Ave	0.05mi	3/1.0 (-1)	1,068 (+12%)	8mo	$175,000	$164	66
3904 E Young St	0.46mi	3/1.0 (-1)	960 (+1%)	7mo	$106,000	$110	66
2239 N Marion Ave	0.40mi	3/1.0 (-1)	996 (+5%)	4mo	$139,900	$140	66
2223 N Toledo Ave	0.48mi	3/1.0 (-1)	899 (-6%)	6mo	$134,900	$150	58
2211 N Knoxville Ave	0.37mi	3/1.0 (-1)	864 (-9%)	7mo	$105,000	$122	56
4262 E Young Pl	0.64mi	3/1.0 (-1)	888 (-7%)	0mo	$68,000	$77	54
3546 E Xyler St	0.45mi	3/1.0 (-1)	864 (-9%)	8mo	$56,000	$65	52
3323 E Xyler St	0.56mi	3/1.0 (-1)	1,059 (+11%)	1mo	$160,000	$151	50
2438 N Vandalia Ave	0.74mi	3/1.0 (-1)	912 (-4%)	6mo	$150,000	$164	48
3139 E Woodrow St	0.63mi	3/1.0 (-1)	1,066 (+12%)	2mo	$129,000	$121	44

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-17,947
• Equity at exit: $22,067

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,293
• Equity at exit: $12,796

Cash invested: $41,440 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$776
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $60

Break-even live

Break-even rent $1,298

Max offer price $148,000

Occupancy floor 91%

Sensitivity live

Price	-10% $144	-5% $102	+0% $60	+5% $18	+10% $-24
Rent	-10% $-49	-5% $6	+0% $60	+5% $114	+10% $168
Rate	-1.0pp $134	-0.5pp $97	base $60	+0.5pp $21	+1.0pp $-18

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	5d	1	0.18mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	0.66mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	5d	1	0.89mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	25d	1	1.30mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	5d	1	1.31mi

Listing history 28 events

1. 2026-06-15
   status $148,000 Pending 101 DOM
2. 2026-06-15
   days on market $148,000 Active 101 DOM
3. 2026-06-13
   days on market $148,000 Active 99 DOM
4. 2026-06-10
   days on market $148,000 Active 96 DOM
5. 2026-06-09
   days on market $148,000 Active 95 DOM
6. 2026-06-08
   days on market $148,000 Active 94 DOM
7. 2026-06-07
   days on market $148,000 Active 93 DOM
8. 2026-06-05
   days on market $148,000 Active 90 DOM
9. 2026-06-03
   days on market $148,000 Active 89 DOM
10. 2026-06-02
    days on market $148,000 Active 88 DOM
11. 2026-06-01
    days on market $148,000 Active 87 DOM
12. 2026-05-31
    days on market $148,000 Active 86 DOM
13. 2026-04-08
    price $148,000
14. 2026-03-06
    listed $155,000 Active
15. 2025-12-10
    historical
16. 2025-09-10
    listed $159,000 Active
17. 2022-08-05
    soldstatus $145,000
18. 2022-08-02
    soldstatus $145,000 Closed 345-char remark

    Show marketing remark (345 chars)

    Total remodel here- new HVAC, roof, windows & blinds, hot water tank, lighting, driveway, doors, carpet, luxury vinyl plank flooring, paint, thermostat. Bath updated & granite kitchen with all of the popular color palette of grays & whites. Bonus room or 4th bedroom from converted garage. SS appliances. Refrigerator included!

19. 2022-06-28
    status Pending 345-char remark

    Show marketing remark (345 chars)

    Total remodel here- new HVAC, roof, windows & blinds, hot water tank, lighting, driveway, doors, carpet, luxury vinyl plank flooring, paint, thermostat. Bath updated & granite kitchen with all of the popular color palette of grays & whites. Bonus room or 4th bedroom from converted garage. SS appliances. Refrigerator included!

20. 2022-06-22
    price $138,000 345-char remark

    Show marketing remark (345 chars)

    Total remodel here- new HVAC, roof, windows & blinds, hot water tank, lighting, driveway, doors, carpet, luxury vinyl plank flooring, paint, thermostat. Bath updated & granite kitchen with all of the popular color palette of grays & whites. Bonus room or 4th bedroom from converted garage. SS appliances. Refrigerator included!

21. 2022-06-09
    listed $150,000 Active 345-char remark

    Show marketing remark (345 chars)

    Total remodel here- new HVAC, roof, windows & blinds, hot water tank, lighting, driveway, doors, carpet, luxury vinyl plank flooring, paint, thermostat. Bath updated & granite kitchen with all of the popular color palette of grays & whites. Bonus room or 4th bedroom from converted garage. SS appliances. Refrigerator included!

22. 2021-07-13
    soldstatus $50,000
23. 2021-07-12
    soldstatus $50,000 Closed
24. 2021-06-23
    status Pending
25. 2021-06-18
    listed $60,000 Active
26. 1998-12-03
    soldstatus $38,500
27. 1998-10-09
    historical
28. 1998-07-14
    listed $41,500

ⓘ 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: $2,253 · $188/mo
• Projected year-2 tax: $2,253 · $188/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 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: $16,486
• − Mortgage interest: −$8,290
• − Property taxes: −$2,253
• − Insurance: −$740
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,305
• Taxable loss: −$1,740
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,135/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

+256.6% since first listed

16 events — show timeline

• 2026-04-08 Price Changed $148,000 MLS Technology, Inc.
• 2026-03-06 Listed $155,000 MLS Technology, Inc.
• 2025-12-10 Listing Removed — MLS Technology, Inc.
• 2025-09-10 Listed $159,000 MLS Technology, Inc.
• 2022-08-05 Sold (Public Records) $145,000 Public Records
• 2022-08-02 Sold (MLS) $145,000 MLS Technology, Inc.
• 2022-06-28 Pending — MLS Technology, Inc.
• 2022-06-22 Price Changed $138,000 MLS Technology, Inc.
• 2022-06-09 Listed $150,000 MLS Technology, Inc.
• 2021-07-13 Sold (Public Records) $50,000 Public Records
• 2021-07-12 Sold (MLS) $50,000 MLS Technology, Inc.
• 2021-06-23 Pending — MLS Technology, Inc.
• 2021-06-18 Listed $60,000 MLS Technology, Inc.
• 1998-12-03 Sold (MLS) $38,500 MLS Technology, Inc.
• 1998-10-09 Listing Removed — MLS Technology, Inc.
• 1998-07-14 Listed $41,500 MLS Technology, Inc.

Property tax history

+12.1%/yr

Latest (2025): $2,253 · +8.6% YoY. Source: county tax records.