5355 E 30th St · Tulsa, OK 74114

$199,000

3 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 5 Days on market

Built 1957 8,000 sqft lot Est $256k · 22% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS: 1832 sq ft (per courthouse), including two living areas, one with a fireplace and one with a wet bar. 2 Car Garage. Highly desired Lortondale area, ready for your updates. Roof replaced 5 years. HVAC 7 years. Piers installed. Reports available. This will make a great family home with your touch. Being sold As-is.

Key facts

• 8,000 sq ft lot
• 2 garage spots
• Built 1957

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Entry on main level
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Crawlspace and slab foundation; Built per public records
• Exterior features: Patio; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Cooktop; Oven; Range; Dishwasher; Garbage disposal; Gas water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Cable TV; Laminate counters; Aluminum frame windows; Ventilation for improved indoor air quality

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $73 ($877/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (13.7% below list).
• Recommended offer: $172k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+6.2%/yr); 143 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1957 — 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 $171,693 (13.7% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $256,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5355 E 30th St	0.00mi	3/2.0	1,832 (0%)	0mo	$195,000	$106	100
3027 S Joplin Ave	0.35mi	3/1.5	1,783 (-3%)	2mo	$264,000	$148	76
2613 S Joplin Ave	0.45mi	3/1.5	1,803 (-2%)	2mo	$146,828	$81	72
5951 E 25th Pl S	0.61mi	3/2.0	1,824 (-0%)	2mo	$255,000	$140	69
4921 E 26th St	0.50mi	4/2.0 (+1)	1,817 (-1%)	2mo	$346,100	$190	69
5962 E 36th St S	0.70mi	3/2.0	1,826 (-0%)	0mo	$160,000	$88	67
5398 E 26th St	0.32mi	3/1.5	1,644 (-10%)	1mo	$325,000	$198	65
3250 S Fulton Ave	0.49mi	3/1.0	1,940 (+6%)	1mo	$170,000	$88	63
5734 E 24th Pl	0.53mi	3/1.5	1,736 (-5%)	2mo	$205,000	$118	63
5406 E 25th St	0.43mi	3/2.0	1,580 (-14%)	1mo	$190,000	$120	56
2703 S Norwood Ave	0.56mi	4/2.5 (+1)	1,708 (-7%)	1mo	$258,000	$151	55
4925 E 23rd St	0.73mi	3/2.0	1,690 (-8%)	2mo	$240,000	$142	52

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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-21,846
• Equity at exit: $29,672

10-year hold

• IRR: 2.7%
• Equity multiple: 1.22×
• Total profit: $12,190
• Equity at exit: $17,206

Cash invested: $55,720 (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 74114

• Rents YoY: 6.2%
• Active inventory: 143
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $73

Break-even live

Break-even rent $1,624

Max offer price $199,000

Occupancy floor 91%

Sensitivity live

Price	-10% $186	-5% $129	+0% $73	+5% $17	+10% $-40
Rent	-10% $-63	-5% $5	+0% $73	+5% $141	+10% $209
Rate	-1.0pp $173	-0.5pp $124	base $73	+0.5pp $21	+1.0pp $-31

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2923 S Irvington Ave Tulsa, OK	4.0	2.5	1786	$1,750	$0.98	3d	1	0.29mi
3257 S Hudson Ave Unit 3257 Tulsa, OK	2.0	2.0	1350	$1,295	$0.96	5d	1	0.44mi
3519 S Sandusky Ave Tulsa, OK	3.0	2.0	1547	$1,750	$1.13	25d	1	0.87mi
3519 S Sandusky Ave Tulsa, OK	3.0	2.0	1547	$1,750	$1.13	13d	1	0.87mi
3701 S Richmond Ave Tulsa, OK	4.0	2.0	1252	$2,195	$1.75	13d	1	1.06mi
4130 E 22nd Pl Tulsa, OK	2.0	2.0	1255	$1,550	$1.24	5d	1	1.08mi
3147 S Louisville Ave Tulsa, OK	3.0	1.0	1350	$1,395	$1.03	25d	1	1.18mi
3915 E 38th St Tulsa, OK	3.0	2.0	1336	$1,200	$0.90	12d	1	1.33mi
3322 E 23rd St Tulsa, OK	3.0	1.0	1552	$1,700	$1.10	5d	1	1.49mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   price $199,000
3. 2026-05-07
   status Active
4. 2026-05-01
   status Pending
5. 2026-04-30
   listed $195,000 Active

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $20,603
• − Mortgage interest: −$11,147
• − Property taxes: −$1,882
• − Insurance: −$995
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,789
• Taxable loss: −$2,507
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $1,478/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): 15,944
• Household income: $98,222
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 200.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 6% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -386.32%
• Current HPI: 237.8036
• Rent YoY: ▲ 6.24%
• 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

+2.1% since first listed

5 events — show timeline

• 2026-05-12 Pending — MLS Technology, Inc.
• 2026-05-07 Price Changed $199,000 MLS Technology, Inc.
• 2026-05-07 Relisted — MLS Technology, Inc.
• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $195,000 MLS Technology, Inc.

Property tax history

+1.6%/yr

Latest (2025): $1,882 · +3.5% YoY. Source: county tax records.