9914 N 44th EastAvenue · Tulsa, OK 74073

$175,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 7 Days on market

Built 1994 6,900 sqft lot Est $173k · at est. $33/mo HOA · 2% of rent

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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 +16.6/30.0
• Appreciation +9.0/10.0
• ARV discount +7.1/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Adorable 3 bedroom, 2 bath home in established neighborhood. Home is down the street from neighborhood park. Located just a few minutes from Owasso and 20 minutes from Tulsa! Fenced backyard, new siding, freshly painted inside and out, vinyl windows. Great starter home! Coming soon- no showings or offers until 10/23/21

Key facts

• Recent updates
• Outdoor enjoyment
• New hvac system

Tags

• RECENT UPDATES
• NEW HVAC SYSTEM
• FULLY FENCED BACKYARD
• OUTDOOR ENJOYMENT

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee; Association fee: $33 monthly; Community park; Community gutters

Exterior

• Parking: Attached 2-car garage with shelving
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Water available (rural); Sewer: lagoon
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Built using brick, wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Patio; Porch; Rain gutters; Satellite dish; Chain link full fencing; Located less than 10 miles to Skiatook Lake

Interior

• Kitchen: Country-style kitchen; Dishwasher; Microwave; Oven/Range/Stove; Gas range/oven connections
• Bedrooms: Multiple first-floor bedrooms including a master bedroom with private bath and separate closets; Additional first-floor bedrooms without attached baths
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms including a master bath with bathtub
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Vaulted ceilings; Ceiling fan(s); High speed internet; Cable TV; Wired for data; Laminate counters; Vinyl windows
• Laundry & utility: Interior utility room; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $162k (7.5% below list).
• Recommended offer: $162k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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-.
• Sperry (rural): math 21% / reading 26% proficiency, ranked #114 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (7.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 33y 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 $127k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,808 (7.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $173,432
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9918 N 44th East Ave	0.01mi	3/2.0	1,134 (+7%)	7mo	$191,000	$168	83
10003 N 43rd EastAvenue	0.07mi	3/2.0	1,204 (+13%)	4mo	$203,500	$169	72
9718 N 44th EastAvenue	0.17mi	3/2.0	1,100 (+3%)	18mo	$175,000	$159	71
9833 N 43rd EastAvenue	0.05mi	3/2.0	1,219 (+15%)	6mo	$199,000	$163	69
4212 E 101st St	0.15mi	3/2.0	1,121 (+5%)	22mo	$170,000	$152	66
10002 N 43rd EastAvenue	0.09mi	3/2.0	1,205 (+13%)	13mo	$185,000	$154	63
10025 N 44th Ave E	0.14mi	3/2.0	1,195 (+12%)	19mo	$200,000	$167	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.59×
• Total profit: $77,885
• Equity at exit: $132,046

10-year hold

• IRR: 20.0%
• Equity multiple: 5.51×
• Total profit: $221,012
• Equity at exit: $261,250

Cash invested: $49,000 (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 74073

• Home prices YoY: 3.0%
• Active inventory: 62
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$73
• HOA: −$33
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $104

Break-even live

Break-even rent $1,486

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $203	-5% $154	+0% $104	+5% $55	+10% $5
Rent	-10% $-24	-5% $40	+0% $104	+5% $168	+10% $232
Rate	-1.0pp $192	-0.5pp $149	base $104	+0.5pp $59	+1.0pp $13

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 7 events

1. 2026-06-13
   status $175,000 Pending 7 DOM
2. 2026-06-10
   days on market $175,000 Active 7 DOM
3. 2026-06-09
   days on market $175,000 Active 6 DOM
4. 2026-06-08
   days on market $175,000 Active 5 DOM
5. 2026-06-07
   days on market $175,000 Active 4 DOM
6. 2026-06-03
   remarks 561-char remark
7. 2026-06-03
   listed $175,000 Active 1 DOM

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $1,804 · $150/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $19,417
• − Mortgage interest: −$9,803
• − Property taxes: −$1,804
• − Insurance: −$875
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$396
• − Depreciation: −$5,091
• Taxable loss: −$1,658
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,650/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: Sperry
• NCES district ID: 4028170
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $52,187
• Composite: 21.01/100
• National rank: #8455
• State rank: #114 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

• City population: 389,418
• Population (ZIP): 5,610

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 (67%)
• Race & ethnicity: White 67% Two or more races 16% Native American 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▲ 7.92%
• Current HPI: 268.133
• Rent YoY: —
• Metro: —
• 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

+250.7% since first listed

22 events — show timeline

• 2026-06-03 Listed $175,000 MLS Technology, Inc.
• 2021-12-06 Sold (Public Records) $127,000 Public Records
• 2021-11-30 Sold (MLS) $127,000 MLS Technology, Inc.
• 2021-10-25 Pending — MLS Technology, Inc.
• 2021-10-19 Listed $130,000 MLS Technology, Inc.
• 2018-12-13 Listing Removed — MLS Technology, Inc.
• 2018-07-12 Price Changed $107,000 MLS Technology, Inc.
• 2018-06-13 Listed $108,000 MLS Technology, Inc.
• 2007-10-26 Sold (Public Records) $88,500 Public Records
• 2007-10-24 Sold (MLS) $88,500 MLS Technology, Inc.
• 2007-09-17 Listing Removed — MLS Technology, Inc.
• 2007-08-21 Listed $88,500 MLS Technology, Inc.
• 2005-04-13 Sold (Public Records) $84,000 Public Records
• 2005-04-12 Listing Removed — MLS Technology, Inc.
• 2005-04-07 Sold (MLS) $84,000 MLS Technology, Inc.
• 2004-08-30 Listed $81,900 MLS Technology, Inc.
• 2001-01-08 Sold (MLS) $69,900 MLS Technology, Inc.
• 2001-01-04 Sold (Public Records) $70,000 Public Records
• 2000-12-07 Listing Removed — MLS Technology, Inc.
• 2000-06-24 Listed $69,900 MLS Technology, Inc.
• 1994-04-21 Sold (Public Records) $50,000 Public Records
• 1993-12-28 Listed $49,900 MLS Technology, Inc.

Property tax history

+6.2%/yr

Latest (2025): $1,804 · +5.1% YoY. Source: county tax records.