4912 N Saint Louis Ave · Tulsa, OK 74126

$100,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 171 Days on market

Built 1942 8,757 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Cute, cozy, and move-in ready. This charming ranch style home is well maintained. It features a functional layout, inviting natural light, and a welcoming atmosphere throughout.

Key facts

• 8,757 sq ft lot
• Garage
• Built 1942

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Convection oven; Cooktop; Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Laminate countertops; No additional interior features listed
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 36% 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $100k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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 1942 — 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: 1.26% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $53,064
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1551 E 51st St	0.18mi	3/1.0	816 (+3%)	4mo	$55,000	$67	83
1542 E 51st St	0.15mi	3/1.0	792 (0%)	16mo	$50,000	$63	79
1334 E 51 Pl	0.34mi	3/1.0	836 (+6%)	6mo	$42,000	$50	70
4940 N Trenton Ave	0.06mi	2/1.0 (-1)	864 (+9%)	11mo	$83,000	$96	68
1582 E 51st Pl N	0.23mi	3/1.0	816 (+3%)	22mo	$50,000	$61	66
4855 N Johnstown Ave	0.70mi	2/1.0 (-1)	726 (-8%)	9mo	$112,000	$154	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $9,901
• Equity at exit: $14,910

10-year hold

• IRR: 18.2%
• Equity multiple: 2.50×
• Total profit: $42,105
• Equity at exit: $8,646

Cash invested: $28,000 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 70
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$524
• Tax from tax record: −$17 /mo · $207/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $411

Break-even live

Break-even rent $738

Max offer price $100,000

Occupancy floor 62%

Sensitivity live

Price	-10% $467	-5% $439	+0% $411	+5% $268	+10% $234
Rent	-10% $311	-5% $361	+0% $411	+5% $460	+10% $510
Rate	-1.0pp $461	-0.5pp $436	base $411	+0.5pp $385	+1.0pp $358

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	24d	1	0.24mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	0.26mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	24d	1	0.32mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	0.33mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	2d	1	0.89mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	0.89mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	22d	1	1.05mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	22d	1	1.13mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	2d	1	1.19mi

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 171 DOM
2. 2026-06-17
   days on market $100,000 Active 170 DOM
3. 2026-06-16
   days on market $100,000 Active 169 DOM
4. 2026-06-16
   price $100,000 Active 168 DOM
5. 2026-06-15
   days on market $139,000 Active 168 DOM
6. 2026-06-13
   days on market $139,000 Active 166 DOM
7. 2026-06-10
   days on market $139,000 Active 163 DOM
8. 2026-06-09
   days on market $139,000 Active 162 DOM
9. 2026-06-08
   days on market $139,000 Active 161 DOM
10. 2026-06-07
    days on market $139,000 Active 160 DOM
11. 2026-06-05
    days on market $139,000 Active 157 DOM
12. 2026-06-03
    days on market $139,000 Active 156 DOM
13. 2026-06-02
    days on market $139,000 Active 155 DOM
14. 2026-06-01
    days on market $139,000 Active 154 DOM
15. 2026-05-31
    days on market $139,000 Active 153 DOM
16. 2025-12-29
    listed $139,000 Active
17. 1987-08-20
    soldstatus $27,500

ⓘ 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: $207 · $17/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$693/yr (+$58/mo · 334.8%)

ⓘ 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 5/10 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: $15,098
• − Mortgage interest: −$5,602
• − Property taxes: −$207
• − Insurance: −$500
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$2,909
• Taxable income: $3,465
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,096/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

+405.5% since first listed

2 events — show timeline

• 2025-12-29 Listed $139,000 MLS Technology, Inc.
• 1987-08-20 Sold (Public Records) $27,500 Public Records

Property tax history

-3.6%/yr

Latest (2025): $207 · +8.4% YoY. Source: county tax records.