4652 N Main St · Tulsa, OK 74126

$104,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 78 Days on market

Built 1955 7,020 sqft lot Est $80k · 32% 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Turnkey investor special. House is in great shape. Renter is set to move in and pay $1053 paid in full by Section 8 a month for 12 months. (Better than 1% rental)

Key facts

• Tenant occupied
• Gas stove
• Hardwood floors

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• HARDWOOD FLOORS
• GAS STOVE
• GENEROUS BACKYARD
• LONG TERM RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Attached garage (1 car); Asphalt driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Built (year from public records)
• Exterior features: Patio; Chain link fencing; No other exterior features listed

Interior

• Kitchen: Refrigerator; Oven; Range; Breakfast nook
• Bedrooms: Three bedrooms on the first floor; Master bedroom on the first floor (no attached bath)
• Flooring: Tile; Wood
• Bathrooms: One full bathroom (hall/full bath) on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; Gas oven connection; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 70 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 33% of the median local income ($42k/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 $725 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $14k (12%) 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: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $79,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4667 N Cheyenne Ave	0.09mi	3/2.0	912 (-3%)	7mo	$135,000	$148	82
331 W 49th St N	0.27mi	3/1.0	888 (-5%)	1mo	$55,000	$62	78
328 W 48th St N	0.23mi	3/1.0	864 (-8%)	5mo	$53,500	$62	72
10 E 50th Pl N	0.28mi	3/1.0	864 (-8%)	2mo	$72,000	$83	72
334 W 49th St	0.26mi	3/1.0	864 (-8%)	4mo	$67,000	$78	72
338 W 49th St	0.27mi	3/1.0	864 (-8%)	4mo	$66,000	$76	71
105 W 50th St	0.27mi	3/1.0	864 (-8%)	4mo	$67,000	$78	71
538 E 48th Pl N	0.52mi	3/1.0	984 (+5%)	1mo	$131,000	$133	66
274 E 53rd St N	0.65mi	3/1.0	962 (+3%)	0mo	$137,000	$142	64
4356 N Elgin Ave	0.41mi	4/1.0 (+1)	864 (-8%)	5mo	$73,600	$85	59
614 E 52nd St N	0.70mi	3/1.0	1,014 (+8%)	5mo	$120,000	$118	49
4338 N Hartford Ave	0.71mi	3/1.0	864 (-8%)	7mo	$79,000	$91	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-5,521
• Equity at exit: $15,641

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $10,015
• Equity at exit: $9,070

Cash invested: $29,372 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 70
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$550
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $180

Break-even live

Break-even rent $915

Max offer price $104,900

Occupancy floor 79%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	1d	1	0.20mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	1d	1	0.65mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	1.00mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	1.12mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	1d	1	1.14mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	1d	1	1.24mi

Listing history 29 events

1. 2026-06-09
   days on market $104,900 Active 78 DOM
2. 2026-06-08
   days on market $104,900 Active 77 DOM
3. 2026-06-07
   days on market $104,900 Active 76 DOM
4. 2026-06-05
   days on market $104,900 Active 73 DOM
5. 2026-06-03
   days on market $104,900 Active 72 DOM
6. 2026-06-02
   days on market $104,900 Active 71 DOM
7. 2026-06-01
   days on market $104,900 Active 70 DOM
8. 2026-05-31
   days on market $104,900 Active 69 DOM
9. 2026-04-22
   price $104,900
10. 2026-03-31
    price $109,000
11. 2026-03-23
    listed $119,000 Active
12. 2025-11-02
    historical $1,027
13. 2025-10-14
    price $1,027
14. 2025-09-09
    listed $1,050
15. 2024-12-21
    historical
16. 2024-12-13
    price $99,900
17. 2024-11-18
    listed $104,000 Active
18. 2024-10-10
    historical $1,000
19. 2024-10-08
    price $1,000
20. 2024-10-02
    price $1,050
21. 2024-09-26
    listed $1,100
22. 2024-06-21
    historical $920
23. 2024-05-22
    listed $850
24. 2023-08-10
    historical $900
25. 2023-07-27
    listed $900
26. 2023-02-06
    soldstatus $100,000
27. 2023-01-31
    soldstatus $100,000 Closed 162-char remark

    Show marketing remark (162 chars)

    Turnkey investor special. House is in great shape. Renter is set to move in and pay $1053 paid in full by Section 8 a month for 12 months. (Better than 1% rental)

28. 2022-12-09
    status Pending 162-char remark

    Show marketing remark (162 chars)

    Turnkey investor special. House is in great shape. Renter is set to move in and pay $1053 paid in full by Section 8 a month for 12 months. (Better than 1% rental)

29. 2022-09-13
    listed $100,000 Active 162-char remark

    Show marketing remark (162 chars)

    Turnkey investor special. House is in great shape. Renter is set to move in and pay $1053 paid in full by Section 8 a month for 12 months. (Better than 1% rental)

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 6/10 Major
• 🌡 Heat 6/10 Major 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,713
• − Mortgage interest: −$5,876
• − Property taxes: −$1,548
• − Insurance: −$524
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,052
• Taxable income: $519
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,035/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: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 9,920
• Household income: $42,172
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 417.0

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 0.71)
• Race & ethnicity: Black 45% White 26% Hispanic / Latino 14% Two or more races 11% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 11% 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: ▼ -7.45%
• Current HPI: 253.7105
• Rent YoY: —
• 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

+4.9% since first listed

21 events — show timeline

• 2026-04-22 Price Changed $104,900 MLS Technology, Inc.
• 2026-03-31 Price Changed $109,000 MLS Technology, Inc.
• 2026-03-23 Listed $119,000 MLS Technology, Inc.
• 2025-11-02 Rental Removed $1,027 APPFOLIO
• 2025-10-14 Price Changed $1,027 APPFOLIO
• 2025-09-09 Listed for Rent $1,050 APPFOLIO
• 2024-12-21 Listing Removed — MLS Technology, Inc.
• 2024-12-13 Price Changed $99,900 MLS Technology, Inc.
• 2024-11-18 Listed $104,000 MLS Technology, Inc.
• 2024-10-10 Rental Removed $1,000 APPFOLIO
• 2024-10-08 Price Changed $1,000 APPFOLIO
• 2024-10-02 Price Changed $1,050 APPFOLIO
• 2024-09-26 Listed for Rent $1,100 APPFOLIO
• 2024-06-21 Rental Removed $920 TURBOTENANT
• 2024-05-22 Listed for Rent $850 TURBOTENANT
• 2023-08-10 Rental Removed $900 TURBOTENANT
• 2023-07-27 Listed for Rent $900 TURBOTENANT
• 2023-02-06 Sold (Public Records) $100,000 Public Records
• 2023-01-31 Sold (MLS) $100,000 MLS Technology, Inc.
• 2022-12-09 Pending — MLS Technology, Inc.
• 2022-09-13 Listed $100,000 MLS Technology, Inc.

Property tax history

+22.3%/yr

Latest (2025): $1,548 · +8.6% YoY. Source: county tax records.