13031 E 28th Pl · Tulsa, OK 74134

$125,000

3 bd · 1.5 ba · 1,190 sqft · SingleFamily public records · 31 Days on market

Built 1985 2,124 sqft lot Est $155k · 19% under $23/mo HOA · 2% of rent

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD prop subj to HUD regs & bid process, ins with escrow ($4,593), buyer responsible for cost & replacement of any missing meters, bid deadline 8/29/10, 11:59pm, #422-246916. Property has HOA-buyer must satisfy themselves w/ bylaws & provisions of HOA.

Key facts

• 2,124 sq ft lot
• 2 garage spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+3.5%/yr); 195 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $125k implies a 173% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.20% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $154,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13031 E 28th Pl	0.00mi	3/2.5	1,190 (0%)	1mo	$120,000	$101	95
13110 E 29th St	0.14mi	3/2.0	1,235 (+4%)	3mo	$40,000	$32	83
13178 E 29th St	0.22mi	3/2.5	1,096 (-8%)	2mo	$122,000	$111	71
2904 S 131st EastAvenue	0.13mi	3/2.0	1,036 (-13%)	3mo	$115,000	$111	68
2511 S 121st EastAvenue	0.70mi	3/2.0	1,184 (-0%)	0mo	$230,000	$194	64
12520 E 25th St	0.52mi	3/1.0	1,082 (-9%)	1mo	$155,000	$143	58
2203 S 124th EastAvenue	0.68mi	3/1.5	1,100 (-8%)	3mo	$185,000	$168	54
2403 S 124th EastAvenue	0.61mi	3/1.5	1,068 (-10%)	3mo	$160,000	$150	52
2428 S 124th East Ave	0.59mi	3/1.0	1,061 (-11%)	3mo	$125,000	$118	50
2217 S 128th East Pl	0.54mi	3/2.0	1,034 (-13%)	2mo	$112,132	$108	50
2926 S 122nd EastAvenue	0.61mi	3/2.0	1,331 (+12%)	2mo	$200,000	$150	48
14124 E 26th St	0.63mi	3/2.0	1,312 (+10%)	4mo	$170,000	$130	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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $368
• Equity at exit: $18,638

10-year hold

• IRR: 10.5%
• Equity multiple: 1.83×
• Total profit: $29,196
• Equity at exit: $10,808

Cash invested: $35,000 (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 74134

• Home prices YoY: -25.5%
• Rents YoY: 3.5%
• Active inventory: 195
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$656
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$52
• HOA: −$23
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $311

Break-even live

Break-even rent $1,100

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $382	-5% $346	+0% $311	+5% $276	+10% $240
Rent	-10% $193	-5% $252	+0% $311	+5% $370	+10% $429
Rate	-1.0pp $374	-0.5pp $343	base $311	+0.5pp $279	+1.0pp $246

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	20d	1	0.24mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	24d	1	0.24mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	2d	1	0.52mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	3d	1	0.57mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	24d	1	0.69mi
2444 S 121st East Ave Tulsa, OK	3.0	1.5	1168	$1,395	$1.19	24d	1	0.72mi
2319 S 119th East Ave Tulsa, OK	3.0	1.0	990	$1,365	$1.38	24d	1	0.79mi
12111 E 21st Pl Tulsa, OK	3.0	1.0	1199	$1,395	$1.16	21d	1	0.88mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,439	$1.48	21d	4	0.95mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,499	$1.58	2d	4	0.95mi
3121 S 145th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	825	$1,200	$1.45	3d	1	0.96mi
1707 S 138th East Ave Tulsa, OK	3.0	2.0	1437	$1,495	$1.04	24d	1	1.07mi
1541 S 137th East Ave Tulsa, OK	3.0	2.0	1313	$1,495	$1.14	3d	1	1.12mi
2756 S 114th East Ave Tulsa, OK	3.0	2.0	1120	$1,650	$1.47	24d	1	1.16mi
4020 S 130th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	737	$1,245	$1.69	21d	4	1.28mi
12525 E 41st St Tulsa, OK	1.0–2.0	1.0–2.0	775	$1,300	$1.68	21d	1	1.33mi
12804 E 13th St Tulsa, OK	3.0	1.5	1268	$1,550	$1.22	24d	1	1.33mi
10951 E 23rd St Unit 10967 Tulsa, OK	2.0	1.5	800	$1,149	$1.44	3d	1	1.35mi
10951 E 23rd St Unit 10959 Tulsa, OK	2.0	1.5	767	$1,149	$1.50	24d	1	1.35mi
4104 S 130th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	750	$1,299	$1.73	12d	23	1.38mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 19 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   price $125,000
3. 2026-04-10
   price $162,500
4. 2026-04-07
   price $165,000
5. 2026-03-27
   listed $175,000 Active
6. 2025-03-07
   historical
7. 2024-12-17
   listed $149,900 Active
8. 2010-10-22
   soldstatus $45,800 270-char remark

   Show marketing remark (270 chars)

   HUD prop subj to HUD regs & bid process, ins with escrow ($4,593), buyer responsible for cost & replacement of any missing meters, bid deadline 8/29/10, 11:59pm, #422-246916. Property has HOA-buyer must satisfy themselves w/ bylaws & provisions of HOA.

9. 2010-09-07
   historical 270-char remark

   Show marketing remark (270 chars)

   HUD prop subj to HUD regs & bid process, ins with escrow ($4,593), buyer responsible for cost & replacement of any missing meters, bid deadline 8/29/10, 11:59pm, #422-246916. Property has HOA-buyer must satisfy themselves w/ bylaws & provisions of HOA.

10. 2010-07-20
    listed $54,180 270-char remark

    Show marketing remark (270 chars)

    HUD prop subj to HUD regs & bid process, ins with escrow ($4,593), buyer responsible for cost & replacement of any missing meters, bid deadline 8/29/10, 11:59pm, #422-246916. Property has HOA-buyer must satisfy themselves w/ bylaws & provisions of HOA.

11. 2005-09-19
    historical
12. 2005-04-16
    listed $98,500
13. 2001-09-05
    soldstatus $80,500
14. 2001-08-31
    soldstatus $80,500
15. 2001-08-07
    historical
16. 2001-06-19
    listed $79,500
17. 2001-06-09
    historical
18. 2000-12-09
    listed $79,500
19. 1991-03-07
    soldstatus $52,500

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $1,664 · $139/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,929
• − Mortgage interest: −$7,002
• − Property taxes: −$1,664
• − Insurance: −$625
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − HOA: −$276
• − Depreciation: −$3,636
• Taxable income: $1,857
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $3,287/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): 23,323
• Household income: $73,119
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 608.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 26% Two or more races 15% Black 10% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Asian/Pacific 3% Vietnamese 2%

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: ▼ -68.07%
• Current HPI: 198.7031
• Rent YoY: ▲ 3.52%
• 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

+138.1% since first listed

19 events — show timeline

• 2026-04-27 Pending — MLS Technology, Inc.
• 2026-04-20 Price Changed $125,000 MLS Technology, Inc.
• 2026-04-10 Price Changed $162,500 MLS Technology, Inc.
• 2026-04-07 Price Changed $165,000 MLS Technology, Inc.
• 2026-03-27 Listed $175,000 MLS Technology, Inc.
• 2025-03-07 Listing Removed — MLS Technology, Inc.
• 2024-12-17 Listed $149,900 MLS Technology, Inc.
• 2010-10-22 Sold (MLS) $45,800 MLS Technology, Inc.
• 2010-09-07 Listing Removed — MLS Technology, Inc.
• 2010-07-20 Listed $54,180 MLS Technology, Inc.
• 2005-09-19 Listing Removed — MLS Technology, Inc.
• 2005-04-16 Listed $98,500 MLS Technology, Inc.
• 2001-09-05 Sold (Public Records) $80,500 Public Records
• 2001-08-31 Sold (MLS) $80,500 MLS Technology, Inc.
• 2001-08-07 Listing Removed — MLS Technology, Inc.
• 2001-06-19 Listed $79,500 MLS Technology, Inc.
• 2001-06-09 Listing Removed — MLS Technology, Inc.
• 2000-12-09 Listed $79,500 MLS Technology, Inc.
• 1991-03-07 Sold (Public Records) $52,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,664 · +8.6% YoY. Source: county tax records.