423 S 71st EastAvenue · Tulsa, OK 74112

$114,500

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 52 Days on market

Built 1942 8,400 sqft lot Est $135k · 15% under ↓ 12% since listing

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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 +24.7/30.0
• ARV discount +14.5/15.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Complete remodel! Added vaulted ceiling in living room that gives a new crisp charm to this updated and cedar trimmed home. Newly stained original hardwood floors, new tile, added central heat and air, new cabinets, and so much more! This is a must see! The remodel of this home has left nothing untouched. Comes with fridge, stove and dishwasher. Move in ready! Owner/Agent.

Key facts

• 8,400 sq ft lot
• Parking
• Built 1942

Property features AI

Exterior

• Parking: Driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Faces west; Entry on first level
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Covered patio/porch; Deck; Front porch; Chain link fence; Mature trees

Interior

• Kitchen: Eat-in kitchen; Oven; Range/Stove; Dishwasher; Garbage disposal; Electric water heater; Electric oven connection
• Bedrooms: Master bedroom with separate closets (first level); Additional bedroom without bath (first level)
• Flooring: Wood flooring
• Bathrooms: Hall full bathroom with bathtub
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; Programmable thermostat; Vinyl windows
• Laundry & utility: Utility room (inside, first level); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+4.7%/yr); 117 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $792 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 + 4.7% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 1942 — 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 $111,065 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1942 — 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: 1.10% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $135,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7140 E 6th St	0.30mi	3/1.0	1,031 (-2%)	3mo	$125,000	$121	81
403 S 72nd EastAvenue	0.08mi	3/1.0	1,165 (+11%)	4mo	$134,900	$116	75
6736 E 6th St	0.33mi	3/1.0	1,110 (+6%)	1mo	$165,000	$149	74
424 S 69th EastAvenue	0.15mi	3/1.0	1,157 (+10%)	2mo	$160,000	$138	74
9 S 69th EastAvenue	0.29mi	3/1.0	968 (-8%)	4mo	$149,900	$155	70
464 S 74th Ave E	0.19mi	3/1.0	1,168 (+11%)	6mo	$125,000	$107	67
7915 E 7th St	0.61mi	3/1.0	1,044 (-1%)	4mo	$110,000	$105	67
425 S 66th EastAvenue	0.31mi	3/1.0	912 (-13%)	2mo	$90,000	$99	62
6919 E 8th St	0.39mi	3/1.0	936 (-11%)	5mo	$113,000	$121	59
7821 E 3rd St	0.46mi	3/1.0	1,170 (+11%)	1mo	$185,000	$158	59
6325 E 4th Pl	0.46mi	3/1.0	1,190 (+13%)	5mo	$153,000	$129	52
729 N 72nd EastAvenue	0.63mi	4/1.0 (+1)	912 (-13%)	1mo	$135,000	$148	43

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,153
• Equity at exit: $17,072

10-year hold

• IRR: 10.4%
• Equity multiple: 1.87×
• Total profit: $28,032
• Equity at exit: $9,900

Cash invested: $32,060 (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 74112

• Rents YoY: 4.7%
• Active inventory: 117
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$600
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $238

Break-even live

Break-even rent $962

Max offer price $114,500

Occupancy floor 76%

Sensitivity live

Price	-10% $303	-5% $270	+0% $238	+5% $206	+10% $173
Rent	-10% $138	-5% $188	+0% $238	+5% $288	+10% $338
Rate	-1.0pp $296	-0.5pp $267	base $238	+0.5pp $208	+1.0pp $178

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6938 E 10th St Unit 6944 Tulsa, OK	2.0	1.0	770	$850	$1.10	25d	1	0.51mi
6330 E 7th St Apt 12 Tulsa, OK	2.0	1.0	850	$1,025	$1.21	4d	1	0.56mi
1240 S 74th East Ave Tulsa, OK	2.0	1.5	832	$1,000	$1.20	25d	1	0.79mi
1246 S Memorial Dr Tulsa, OK	1.0–2.0	1.0–2.0	982	$1,080	$1.10	25d	9	0.97mi
5347 E 5th St Tulsa, OK	3.0	1.0	1181	$1,600	$1.35	25d	1	1.01mi
6951 E 15th Pl Tulsa, OK	2.0	1.0	830	$920	$1.11	3d	2	1.08mi
6621 E 19th St Tulsa, OK	1.0–2.0	1.0–2.0	800	$1,050	$1.31	17d	4	1.38mi
1404 N Kingston Ave Tulsa, OK	4.0	1.0	1279	$1,350	$1.06	25d	1	1.50mi

Listing history 22 events

1. 2026-06-22
   days on market $114,500 Active 52 DOM
2. 2026-06-18
   days on market $114,500 Active 49 DOM
3. 2026-06-17
   days on market $114,500 Active 48 DOM
4. 2026-06-16
   days on market $114,500 Active 47 DOM
5. 2026-06-15
   days on market $114,500 Active 46 DOM
6. 2026-06-13
   days on market $114,500 Active 44 DOM
7. 2026-06-10
   days on market $114,500 Active 41 DOM
8. 2026-06-09
   days on market $114,500 Active 40 DOM
9. 2026-06-08
   days on market $114,500 Active 39 DOM
10. 2026-06-07
    days on market $114,500 Active 38 DOM
11. 2026-06-05
    days on market $114,500 Active 35 DOM
12. 2026-06-03
    days on market $114,500 Active 34 DOM
13. 2026-06-02
    days on market $114,500 Active 33 DOM
14. 2026-06-01
    days on market $114,500 Active 32 DOM
15. 2026-05-31
    days on market $114,500 Active 31 DOM
16. 2026-04-30
    listed $114,500 Active
17. 2021-11-30
    soldstatus $135,000
18. 2021-11-23
    soldstatus $135,000 Closed 375-char remark

    Show marketing remark (375 chars)

    Complete remodel! Added vaulted ceiling in living room that gives a new crisp charm to this updated and cedar trimmed home. Newly stained original hardwood floors, new tile, added central heat and air, new cabinets, and so much more! This is a must see! The remodel of this home has left nothing untouched. Comes with fridge, stove and dishwasher. Move in ready! Owner/Agent.

19. 2021-09-27
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Complete remodel! Added vaulted ceiling in living room that gives a new crisp charm to this updated and cedar trimmed home. Newly stained original hardwood floors, new tile, added central heat and air, new cabinets, and so much more! This is a must see! The remodel of this home has left nothing untouched. Comes with fridge, stove and dishwasher. Move in ready! Owner/Agent.

20. 2021-08-25
    status Active 375-char remark

    Show marketing remark (375 chars)

    Complete remodel! Added vaulted ceiling in living room that gives a new crisp charm to this updated and cedar trimmed home. Newly stained original hardwood floors, new tile, added central heat and air, new cabinets, and so much more! This is a must see! The remodel of this home has left nothing untouched. Comes with fridge, stove and dishwasher. Move in ready! Owner/Agent.

21. 2021-08-20
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Complete remodel! Added vaulted ceiling in living room that gives a new crisp charm to this updated and cedar trimmed home. Newly stained original hardwood floors, new tile, added central heat and air, new cabinets, and so much more! This is a must see! The remodel of this home has left nothing untouched. Comes with fridge, stove and dishwasher. Move in ready! Owner/Agent.

22. 2021-08-16
    listed $129,900 Active 375-char remark

    Show marketing remark (375 chars)

    Complete remodel! Added vaulted ceiling in living room that gives a new crisp charm to this updated and cedar trimmed home. Newly stained original hardwood floors, new tile, added central heat and air, new cabinets, and so much more! This is a must see! The remodel of this home has left nothing untouched. Comes with fridge, stove and dishwasher. Move in ready! Owner/Agent.

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,164
• − Mortgage interest: −$6,414
• − Property taxes: −$1,345
• − Insurance: −$572
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,331
• Taxable income: $1,076
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,599/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

-11.9% since first listed

7 events — show timeline

• 2026-04-30 Listed $114,500 MLS Technology, Inc.
• 2021-11-30 Sold (Public Records) $135,000 Public Records
• 2021-11-23 Sold (MLS) $135,000 MLS Technology, Inc.
• 2021-09-27 Pending — MLS Technology, Inc.
• 2021-08-25 Relisted — MLS Technology, Inc.
• 2021-08-20 Pending — MLS Technology, Inc.
• 2021-08-16 Listed $129,900 MLS Technology, Inc.

Property tax history

+4.6%/yr

Latest (2025): $1,345 · +8.6% YoY. Source: county tax records.