1169 N Atlanta Pl · Tulsa, OK 74110

$150,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 101 Days on market

Built 1930 8,250 sqft lot Est $176k · 15% under

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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).

• ARV discount +14.1/15.0
• Cash flow +11.2/30.0
• Appreciation +9.3/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Awesome little house for residing or investment. Cozy and cute with new C-3 roof, new clean out, trees trimmed back; newer siding on back, lots of plumbing updates; newer HVAC - works great! Inspections available upon request. Owner/agent.

Key facts

• Covered porch
• Expansive kitchen
• New c-3 roof

Tags

• FENCED FRONT YARD
• COVERED PORCH
• WOOD BURNING FIREPLACE
• EXPANSIVE KITCHEN
• FULLY FENCED BACKYARD
• NEW C-3 ROOF

Property features AI

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Entry on first level
• Construction: Stone and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built per public records
• Exterior features: Covered porch; Porch; Gravel driveway; Chain link fencing; Mature trees

Interior

• Kitchen: Eat-in kitchen; Oven; Range
• Bedrooms: Bedroom on first floor; Master bedroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (hall bath with bathtub)
• Heating & cooling: Central heating (gas); Central air
• Interior features: Storm windows; Storm doors; Accessible doors; High ceilings; Laminate counters; Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-58 ($-700/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (23.0% below list).
• Recommended offer: $115k (23.0% below list) — sets the bar for 1% rule.

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 (+1.8%/yr); 58 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $99k; list at $150k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,489 (23.0% 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. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.77% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $175,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2618 E Oklahoma St	0.24mi	3/2.0 (+1)	1,201 (-4%)	1mo	$194,760	$162	72
835 N Columbia Ave	0.38mi	3/3.0 (+1)	1,252 (+0%)	4mo	$275,000	$220	65
2741 E Independence St	0.49mi	3/1.5 (+1)	1,250 (+0%)	9mo	$90,000	$72	63
1602 N Atlanta Ct	0.44mi	3/2.0 (+1)	1,294 (+4%)	6mo	$230,000	$178	60
1516 N Xanthus Ave	0.64mi	2/1.0	1,206 (-3%)	9mo	$90,000	$75	57
2724 E Archer St	0.72mi	3/2.0 (+1)	1,240 (-1%)	2mo	$175,000	$141	54
850 N Delaware Ave	0.44mi	3/1.0 (+1)	1,156 (-7%)	10mo	$155,000	$134	54
730 N Delaware Pl	0.57mi	3/2.0 (+1)	1,256 (+1%)	11mo	$198,000	$158	54
1547 N Columbia Pl	0.51mi	3/2.0 (+1)	1,160 (-7%)	6mo	$225,000	$194	50
1034 N College Ave E	0.52mi	2/1.0	1,080 (-14%)	10mo	$75,000	$69	45
2142 E Seminole St	0.68mi	3/1.0 (+1)	1,152 (-8%)	7mo	$125,000	$109	45
1728 E Latimer Pl	0.64mi	2/1.0	1,120 (-10%)	11mo	$100,000	$89	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.51×
• Total profit: $63,360
• Equity at exit: $121,095

10-year hold

• IRR: 18.1%
• Equity multiple: 5.39×
• Total profit: $184,349
• Equity at exit: $247,518

Cash invested: $42,000 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 58
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$787
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-58

Break-even live

Break-even rent $1,229

Max offer price $139,695

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-16	+0% $-58	+5% $-101	+10% $-143
Rent	-10% $-150	-5% $-104	+0% $-58	+5% $-13	+10% $33
Rate	-1.0pp $17	-0.5pp $-20	base $-58	+0.5pp $-97	+1.0pp $-137

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	5d	1	0.50mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	5d	1	0.51mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	25d	1	0.62mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	25d	1	0.63mi
2614 E Archer St Tulsa, OK	1.0	1.0	845	$900	$1.07	5d	1	0.67mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	5d	1	0.72mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	0.72mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	25d	1	0.76mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.78mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	25d	1	0.87mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	25d	1	0.90mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	25d	1	0.90mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	25d	1	0.92mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	5d	1	0.99mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	25d	1	1.02mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	25d	1	1.03mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	4d	1	1.04mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	25d	1	1.09mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	25d	1	1.14mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	25d	1	1.15mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	17d	1	1.23mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	25d	1	1.28mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	25d	1	1.34mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	3d	1	1.37mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	25d	1	1.40mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	13d	1	1.45mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	5d	1	1.50mi

Listing history 33 events

1. 2026-06-22
   days on market $150,000 Active 101 DOM
2. 2026-06-18
   days on market $150,000 Active 98 DOM
3. 2026-06-17
   days on market $150,000 Active 97 DOM
4. 2026-06-16
   days on market $150,000 Active 96 DOM
5. 2026-06-15
   days on market $150,000 Active 95 DOM
6. 2026-06-13
   days on market $150,000 Active 93 DOM
7. 2026-06-10
   days on market $150,000 Active 90 DOM
8. 2026-06-09
   days on market $150,000 Active 89 DOM
9. 2026-06-08
   days on market $150,000 Active 88 DOM
10. 2026-06-07
    days on market $150,000 Active 87 DOM
11. 2026-06-05
    days on market $150,000 Active 84 DOM
12. 2026-06-03
    days on market $150,000 Active 83 DOM
13. 2026-06-02
    days on market $150,000 Active 82 DOM
14. 2026-06-01
    days on market $150,000 Active 81 DOM
15. 2026-05-31
    days on market $150,000 Active 80 DOM
16. 2026-03-12
    listed $150,000 Active
17. 2024-10-10
    soldstatus $99,000
18. 2024-10-07
    soldstatus $98,984 Closed 239-char remark

    Show marketing remark (239 chars)

    Awesome little house for residing or investment. Cozy and cute with new C-3 roof, new clean out, trees trimmed back; newer siding on back, lots of plumbing updates; newer HVAC - works great! Inspections available upon request. Owner/agent.

19. 2024-09-11
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Awesome little house for residing or investment. Cozy and cute with new C-3 roof, new clean out, trees trimmed back; newer siding on back, lots of plumbing updates; newer HVAC - works great! Inspections available upon request. Owner/agent.

20. 2024-08-26
    price $95,550 239-char remark

    Show marketing remark (239 chars)

    Awesome little house for residing or investment. Cozy and cute with new C-3 roof, new clean out, trees trimmed back; newer siding on back, lots of plumbing updates; newer HVAC - works great! Inspections available upon request. Owner/agent.

21. 2024-08-24
    listed $95,000 Active 239-char remark

    Show marketing remark (239 chars)

    Awesome little house for residing or investment. Cozy and cute with new C-3 roof, new clean out, trees trimmed back; newer siding on back, lots of plumbing updates; newer HVAC - works great! Inspections available upon request. Owner/agent.

22. 2024-08-23
    historical $950
23. 2024-08-08
    price $950
24. 2024-07-14
    listed $1,000
25. 2024-05-28
    soldstatus $71,000
26. 2024-05-15
    soldstatus $71,000 Closed 275-char remark

    Show marketing remark (275 chars)

    COMING SOON No showings or offers until Wednesday 3/27. Investor alert! 2/1 property with newer flooring, some newer windows, newer interior/exterior paint. Section 8 approved with rental history. Cash or conventional investment products only. Close to Kendall Whittier area.

27. 2024-04-17
    status Pending 275-char remark

    Show marketing remark (275 chars)

    COMING SOON No showings or offers until Wednesday 3/27. Investor alert! 2/1 property with newer flooring, some newer windows, newer interior/exterior paint. Section 8 approved with rental history. Cash or conventional investment products only. Close to Kendall Whittier area.

28. 2024-03-23
    listed $74,900 Active 275-char remark

    Show marketing remark (275 chars)

    COMING SOON No showings or offers until Wednesday 3/27. Investor alert! 2/1 property with newer flooring, some newer windows, newer interior/exterior paint. Section 8 approved with rental history. Cash or conventional investment products only. Close to Kendall Whittier area.

29. 2017-11-20
    soldstatus $9,000 Closed
30. 2017-10-20
    status Pending
31. 2017-10-18
    listed $8,500 Active
32. 2007-01-23
    soldstatus $35,000
33. 1998-03-24
    soldstatus $12,000

ⓘ 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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $13,859
• − Mortgage interest: −$8,402
• − Property taxes: −$1,459
• − Insurance: −$750
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,364
• Taxable loss: −$3,334
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $100/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+1150.0% since first listed

18 events — show timeline

• 2026-03-12 Listed $150,000 MLS Technology, Inc.
• 2024-10-10 Sold (Public Records) $99,000 Public Records
• 2024-10-07 Sold (MLS) $98,984 MLS Technology, Inc.
• 2024-09-11 Pending — MLS Technology, Inc.
• 2024-08-26 Price Changed $95,550 MLS Technology, Inc.
• 2024-08-24 Listed $95,000 MLS Technology, Inc.
• 2024-08-23 Rental Removed $950 BUILDIUM
• 2024-08-08 Price Changed $950 BUILDIUM
• 2024-07-14 Listed for Rent $1,000 BUILDIUM
• 2024-05-28 Sold (Public Records) $71,000 Public Records
• 2024-05-15 Sold (MLS) $71,000 MLS Technology, Inc.
• 2024-04-17 Pending — MLS Technology, Inc.
• 2024-03-23 Listed $74,900 MLS Technology, Inc.
• 2017-11-20 Sold (MLS) $9,000 MLS Technology, Inc.
• 2017-10-20 Pending — MLS Technology, Inc.
• 2017-10-18 Listed $8,500 MLS Technology, Inc.
• 2007-01-23 Sold (Public Records) $35,000 Public Records
• 1998-03-24 Sold (Public Records) $12,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,459 · +190.6% YoY. Source: county tax records.