5512 N Hartford Pl · Tulsa, OK 74126

$129,950

4 bd · 2.0 ba · 1,699 sqft · SingleFamily public records · 5 Days on market

Built 1961 7,200 sqft lot Est $170k · 24% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• 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

Listing remarks

INVESTORS' DREAM OPPORTUNITY!! 4 BEDROOM 2 BATHROOM RENTED HOME. Tenant occupied by the same family for over 8 years. Current and leased at $ 1,250.00 per month; lease expires October 2026, family should sign a new lease in October. One-year-old A/C unit and air handler, the other A/C unit was new when the addition was added. The house has a current American Shield warranty. The roof is only 4 years old! The house has a full-service GENERATOR. 2 years ago, the kitchen was remodeled with a solid butcher-block counter; at the same time, the flooring was replaced with vinyl planks, except for the two small bedrooms and bathrooms. This solid brick home was a 3-bedroom 1-bath. The owner added a

Key facts

• Kitchen remodeled
• Vinyl plank flooring
• 7,200 sq ft lot

Tags

• ONE YEAR OLD A C UNIT
• FULL SERVICE GENERATOR
• KITCHEN REMODELED
• SOLID BUTCHER BLOCK COUNTER
• VINYL PLANK FLOORING
• HUGE SPACIOUS MASTER BEDROOM

Property features AI

Finance

• Other: Generator; Gas water heater
• HOA & community: Gutter(s)

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High speed internet available
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered patio; Shed(s); Full fencing; Mature trees

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, multiple units); Central air conditioning (two units)
• Interior features: Butcher block counters; High speed internet; Pullman bath; Cable TV; Ceiling fan(s); Programmable thermostat; Aluminum-framed windows
• Laundry & utility: Washer hookup

🏷️ Possibly a rental listed for sale. The $129,950 price doesn't fit this home's estimated sale value (~$169,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.3% 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 11d 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 40% 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 $898 of loan paydown is wiped out by about $4k 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.
• 4 sale attempts since 11y 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 $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $129,950

Questions for the listing agent

1. Built in 1961 — 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: 1.08% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $169,900
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5531 N Hartford Pl	0.05mi	3/2.0 (-1)	1,585 (-7%)	20mo	$158,000	$100	65
877 E 52nd Pl	0.41mi	3/2.0 (-1)	1,536 (-10%)	9mo	$155,000	$101	52
213 E 54th St N	0.53mi	3/1.5 (-1)	1,564 (-8%)	20mo	$100,000	$64	38
643 E 51st Pl	0.40mi	3/1.0 (-1)	1,454 (-14%)	15mo	$130,000	$89	36
505 E 48th Pl N	0.71mi	3/2.0 (-1)	1,515 (-11%)	14mo	$185,000	$122	32

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-365
• Equity at exit: $19,376

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $26,180
• Equity at exit: $11,236

Cash invested: $36,386 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$681
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $326

Break-even live

Break-even rent $985

Max offer price $129,950

Occupancy floor 72%

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: $32,488
• Closing costs: $3,898
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	0.08mi
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	14d	1	0.53mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	0.87mi
1645 E 54th St Tulsa, OK	4.0	2.0	1800	$1,600	$0.89	10d	1	0.93mi
6308 N Boulder Ave Unit A Tulsa, OK	3.0	2.0	1200	$1,500	$1.25	2d	1	1.09mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	2d	1	1.23mi

Listing history 6 events

1. 2026-06-18
   days on market $129,950 Active 5 DOM
2. 2026-06-17
   days on market $129,950 Active 4 DOM
3. 2026-06-16
   days on market $129,950 Active 3 DOM
4. 2026-06-15
   days on market $129,950 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $129,950 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: $512 · $43/mo
• Projected year-2 tax: $1,170 · $97/mo
• Expected delta: +$658/yr (+$55/mo · 128.4%)

ⓘ 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: $16,770
• − Mortgage interest: −$7,279
• − Property taxes: −$512
• − Insurance: −$650
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,780
• Taxable income: $1,865
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $3,461/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

+159.9% since first listed

12 events — show timeline

• 2026-06-13 Listed $129,950 MLS Technology, Inc.
• 2026-04-13 Listing Removed — MLS Technology, Inc.
• 2026-04-06 Price Changed $144,000 MLS Technology, Inc.
• 2026-01-15 Price Changed $145,000 MLS Technology, Inc.
• 2025-10-28 Price Changed $150,000 MLS Technology, Inc.
• 2025-10-27 Listed $125,000 MLS Technology, Inc.
• 2016-03-23 Pending — MLS Technology, Inc.
• 2016-03-23 Sold (MLS) $40,000 MLS Technology, Inc.
• 2016-03-21 Listed $45,000 MLS Technology, Inc.
• 2016-03-15 Listing Removed — MLS Technology, Inc.
• 2015-12-29 Price Changed $45,000 MLS Technology, Inc.
• 2015-09-22 Listed $50,000 MLS Technology, Inc.

Property tax history

-4.0%/yr

Latest (2025): $512 · +8.7% YoY. Source: county tax records.