2462 N Oswego Ave · Tulsa, OK 74115

$106,300

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 173 Days on market

Built 1955 7,980 sqft lot Est $181k · 41% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

Key facts

• 7,980 sq ft lot
• Built 1955
• Listed 173 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 fast (+4.6%/yr); 86 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 33% 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 $735 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 + 4.6% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $13k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $93,544 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $180,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4519 E Zion St	0.32mi	3/2.0	1,200 (+0%)	5mo	$150,000	$125	77
2138 N Oswego Ave	0.37mi	3/1.0	1,241 (+4%)	5mo	$180,000	$145	72
4510 E Young St	0.36mi	3/2.0	1,219 (+2%)	10mo	$185,000	$152	68
4524 E Zion St	0.33mi	3/2.0	1,096 (-8%)	6mo	$192,500	$176	61
3323 E Xyler St	0.43mi	3/1.0	1,059 (-12%)	1mo	$160,000	$151	60
1814 N Jamestown Ave	0.73mi	3/1.0	1,132 (-5%)	2mo	$140,000	$124	55
1824 N Louisville Ave	0.66mi	3/2.0	1,120 (-6%)	0mo	$80,000	$71	54
1835 N Louisville Ave	0.63mi	3/1.0	1,330 (+11%)	2mo	$110,000	$83	50
1836 N Oswego Ave	0.59mi	3/1.0	1,068 (-11%)	8mo	$175,000	$164	48
3139 E Woodrow St	0.70mi	3/1.0	1,066 (-11%)	2mo	$129,000	$121	48
1803 N Marion Ave	0.68mi	3/2.0	1,288 (+8%)	8mo	$196,000	$152	45
3154 E Woodrow Pl	0.65mi	3/1.5	1,066 (-11%)	10mo	$162,500	$152	41

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,768
• Equity at exit: $15,850

10-year hold

• IRR: 15.6%
• Equity multiple: 2.35×
• Total profit: $40,314
• Equity at exit: $9,191

Cash invested: $29,764 (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: 86
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$557
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $331

Break-even live

Break-even rent $807

Max offer price $106,300

Occupancy floor 68%

Sensitivity live

Price	-10% $391	-5% $361	+0% $331	+5% $301	+10% $271
Rent	-10% $234	-5% $282	+0% $331	+5% $379	+10% $428
Rate	-1.0pp $384	-0.5pp $358	base $331	+0.5pp $303	+1.0pp $275

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: $26,575
• Closing costs: $3,189
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4257 E Young Pl Tulsa, OK	4.0	1.0	1152	$1,150	$1.00	24d	1	0.32mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	3d	1	0.51mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	0.65mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	1.15mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	3d	1	1.16mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	1.21mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	24d	1	1.23mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	24d	1	1.41mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	24d	1	1.41mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	1.44mi

Listing history 39 events

1. 2026-06-18
   days on market $106,300 Active 173 DOM
2. 2026-06-17
   days on market $106,300 Active 172 DOM
3. 2026-06-16
   days on market $106,300 Active 171 DOM
4. 2026-06-15
   days on market $106,300 Active 170 DOM
5. 2026-06-13
   days on market $106,300 Active 168 DOM
6. 2026-06-10
   days on market $106,300 Active 165 DOM
7. 2026-06-09
   days on market $106,300 Active 164 DOM
8. 2026-06-08
   days on market $106,300 Active 163 DOM
9. 2026-06-07
   days on market $106,300 Active 162 DOM
10. 2026-06-05
    days on market $106,300 Active 159 DOM
11. 2026-06-03
    days on market $106,300 Active 158 DOM
12. 2026-06-02
    days on market $106,300 Active 157 DOM
13. 2026-06-01
    days on market $106,300 Active 156 DOM
14. 2026-05-31
    days on market $106,300 Active 155 DOM
15. 2026-03-16
    price $106,300 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

16. 2026-02-10
    status Active 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

17. 2026-02-10
    price $107,300 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

18. 2026-02-09
    historical 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

19. 2026-01-23
    price $107,400 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

20. 2026-01-15
    price $109,900 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

21. 2026-01-12
    price $117,900 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

22. 2025-12-24
    listed $118,900 Active 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

23. 2021-06-10
    soldstatus $1,450,000
24. 2021-05-28
    soldstatus $45,312 Closed 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

25. 2021-04-23
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

26. 2021-03-29
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

27. 2021-03-03
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

28. 2021-01-26
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

29. 2021-01-08
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

30. 2020-12-31
    historical 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

31. 2020-09-30
    listed $54,687 Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

32. 2016-03-03
    soldstatus $27,000 Closed
33. 2015-12-22
    status Pending
34. 2015-07-15
    listed $27,000 Active
35. 2015-06-22
    historical
36. 2015-06-03
    listed $27,000 Active
37. 2010-09-10
    soldstatus $9,500
38. 2010-07-08
    historical
39. 2010-05-29
    listed $10,000

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$532/yr (+$44/mo · 125.1%)

ⓘ 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 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: $14,703
• − Mortgage interest: −$5,954
• − Property taxes: −$425
• − Insurance: −$532
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,092
• Taxable income: $2,347
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $3,406/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

+963.0% since first listed

25 events — show timeline

• 2026-03-16 Price Changed $106,300 MLS Technology, Inc.
• 2026-02-10 Relisted — MLS Technology, Inc.
• 2026-02-10 Price Changed $107,300 MLS Technology, Inc.
• 2026-02-09 Listing Removed — MLS Technology, Inc.
• 2026-01-23 Price Changed $107,400 MLS Technology, Inc.
• 2026-01-15 Price Changed $109,900 MLS Technology, Inc.
• 2026-01-12 Price Changed $117,900 MLS Technology, Inc.
• 2025-12-24 Listed $118,900 MLS Technology, Inc.
• 2021-06-10 Sold (Public Records) $1,450,000 Public Records
• 2021-05-28 Sold (MLS) $45,312 MLS Technology, Inc.
• 2021-04-23 Pending — MLS Technology, Inc.
• 2021-03-29 Relisted — MLS Technology, Inc.
• 2021-03-03 Pending — MLS Technology, Inc.
• 2021-01-26 Relisted — MLS Technology, Inc.
• 2021-01-08 Pending — MLS Technology, Inc.
• 2020-12-31 Listing Removed — MLS Technology, Inc.
• 2020-09-30 Listed $54,687 MLS Technology, Inc.
• 2016-03-03 Sold (MLS) $27,000 MLS Technology, Inc.
• 2015-12-22 Pending — MLS Technology, Inc.
• 2015-07-15 Listed $27,000 MLS Technology, Inc.
• 2015-06-22 Listing Removed — MLS Technology, Inc.
• 2015-06-03 Listed $27,000 MLS Technology, Inc.
• 2010-09-10 Sold (MLS) $9,500 MLS Technology, Inc.
• 2010-07-08 Listing Removed — MLS Technology, Inc.
• 2010-05-29 Listed $10,000 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $425 · +8.7% YoY. Source: county tax records.