5134 Charles Page Blvd · Tulsa, OK 74127

$91,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 13 Days on market

Built 1925 9,400 sqft lot Est $106k · 14% 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 +30.0/30.0
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS IS Fixer Upper – Perfect for Investors or DIY Enthusiasts!!!!!!! This two bedroom, one-bath home offers a fantastic opportunity for those willing to put in the work. Featuring a newer metal roof, a detached one-car garage with a shop below, and a large yard, this property has great potential. Interior: Three bedrooms and one bathroom ready for updates Exterior: Newer metal roof and a detached garage with shop below Yard: Spacious yard ideal for gardening or future projects This AS IS property is a blank canvas awaiting your vision. Perfect for investors or someone looking to create their dream home. Don’t miss out!

Key facts

• 9,400 sq ft lot
• Garage
• Built 1925

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Metal roof; Asbestos and wood frame construction; Built per public records
• Exterior features: Concrete driveway; Covered porch; Privacy fencing

Interior

• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Aluminum-framed windows; No notable built-in interior features reported
• Laundry & utility: Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 12.5% 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 (+2.5%/yr); 113 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 36% of the median local income ($46k/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 $633 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 + 2.5% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $33k; list at $92k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $91,500

Questions for the listing agent

1. Built in 1925 — 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. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.05%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $105,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4920 Charles Page Blvd	0.17mi	3/1.0	1,092 (+8%)	1mo	$142,400	$130	78
429 S 49th WestAvenue	0.30mi	3/1.0	1,050 (+4%)	1mo	$155,000	$148	78
337 S 48th WestAvenue	0.41mi	3/1.0	960 (-5%)	2mo	$98,000	$102	71
4943 W 7th St	0.17mi	2/1.0 (-1)	950 (-6%)	13mo	$100,000	$105	66
425 S 45th West Ave	0.53mi	4/2.0 (+1)	1,002 (-1%)	7mo	$82,000	$82	60
5677 W 3rd St	0.40mi	2/1.0 (-1)	1,072 (+6%)	8mo	$95,500	$89	59
5318 W 12th St	0.36mi	2/1.0 (-1)	902 (-10%)	3mo	$75,000	$83	59
916 S 63rd West Ave	0.71mi	3/1.0	1,004 (-0%)	10mo	$45,000	$45	58
427 S 47 WestAvenue	0.41mi	2/1.0 (-1)	966 (-4%)	14mo	$101,000	$105	57
4435 W 1st St	0.62mi	3/1.0	912 (-10%)	12mo	$115,000	$126	45
343 S 47th West Ave	0.46mi	3/1.0	858 (-15%)	13mo	$119,500	$139	43
6039 W 9th St	0.51mi	2/1.5 (-1)	1,116 (+11%)	13mo	$95,000	$85	40

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.56×
• Total profit: $14,406
• Equity at exit: $13,643

10-year hold

• IRR: 22.5%
• Equity multiple: 2.88×
• Total profit: $48,116
• Equity at exit: $7,911

Cash invested: $25,620 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$480
• Tax est. 1.5%: −$114 /mo · $1,372/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $471

Break-even live

Break-even rent $800

Max offer price $91,500

Occupancy floor 61%

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: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5330 W 2nd St Tulsa, OK	4.0	2.0	1212	$1,700	$1.40	2d	1	0.41mi
5913 W 8th St Tulsa, OK	2.0	1.0	820	$1,050	$1.28	21d	1	0.47mi

Listing history 10 events

1. 2026-06-18
   days on market $91,500 Active 13 DOM
2. 2026-06-17
   days on market $91,500 Active 12 DOM
3. 2026-06-16
   days on market $91,500 Active 11 DOM
4. 2026-06-15
   days on market $91,500 Active 10 DOM
5. 2026-06-13
   days on market $91,500 Active 8 DOM
6. 2026-06-10
   days on market $91,500 Active 5 DOM
7. 2026-06-09
   days on market $91,500 Active 4 DOM
8. 2026-06-08
   days on market $91,500 Active 3 DOM
9. 2026-06-07
   remarks 222-char remark
10. 2026-06-07
    listed $91,500 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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: $16,755
• − Mortgage interest: −$5,125
• − Property taxes: −$1,372
• − Insurance: −$458
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,662
• Taxable income: $4,457
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,579/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): 16,324
• Household income: $46,373
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 782.0

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 0.66)
• Race & ethnicity: White 50% Black 28% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -59.31%
• Current HPI: 231.5994
• Rent YoY: ▲ 2.45%
• 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

+510.0% since first listed

12 events — show timeline

• 2026-06-05 Listed $91,500 MLS Technology, Inc.
• 2026-04-19 Rental Removed $1,250 APPFOLIO
• 2026-04-14 Listed for Rent $1,250 APPFOLIO
• 2026-02-16 Listing Removed — MLS Technology, Inc.
• 2026-01-30 Price Changed $100,000 MLS Technology, Inc.
• 2025-10-22 Price Changed $89,900 MLS Technology, Inc.
• 2025-09-24 Listed $97,400 MLS Technology, Inc.
• 2025-02-28 Sold (Public Records) $33,000 Public Records
• 2025-01-31 Sold (MLS) $40,000 MLS Technology, Inc.
• 2024-06-25 Pending — MLS Technology, Inc.
• 2024-05-31 Listed $65,000 MLS Technology, Inc.
• 2009-06-30 Sold (Public Records) $15,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $132 · +10.0% YoY. Source: county tax records.