1127 E 26th Pl N · Tulsa, OK 74106

$108,500

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 100 Days on market

Built 1948 7,013 sqft lot Est $114k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +8.2/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

3 bedroom Ranch style home with carport & shed. Priced to sell.

Key facts

• 7,013 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: 1-car garage; Carport; Garage faces side
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built from wood frame with vinyl siding; Tile roof; Crawlspace foundation
• Exterior features: Privacy fencing; Shed(s), storage and workshop structures; No notable exterior features listed

Interior

• Kitchen: Dishwasher; Oven; Range; Gas water heater
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Ceiling fan(s); Gas range connection; Wood window frames; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 (+3.5%/yr); 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 42% of the median local income ($41k/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 $750 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 + 3.5% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask is 8580% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; list at $108k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $98,735 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.32% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $113,764
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2419 N Quincy Ave	0.35mi	3/1.0	968 (+1%)	13mo	$110,000	$114	71
3125 N Hartford Ave	0.66mi	3/1.0	912 (-5%)	6mo	$134,000	$147	56
2443 N Quincy Ave	0.30mi	2/1.0 (-1)	840 (-12%)	12mo	$65,000	$77	51
525 E Young St	0.71mi	2/2.0 (-1)	945 (-1%)	8mo	$150,000	$159	50
2245 N Victor Ave	0.70mi	3/1.0	972 (+2%)	20mo	$62,500	$64	48
2804 N Hartford Ave	0.49mi	3/1.0	864 (-10%)	21mo	$20,000	$23	44
3123 N Iroquois Ave	0.59mi	3/1.0	888 (-7%)	21mo	$130,000	$146	43
3007 N Garrison Ave	0.57mi	3/2.0	1,003 (+5%)	24mo	$165,000	$165	41
1915 E 27th St	0.71mi	3/1.0	1,094 (+14%)	7mo	$130,000	$119	37
549 E 27th Pl	0.59mi	2/1.0 (-1)	840 (-12%)	19mo	$97,000	$115	31

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.45×
• Total profit: $13,540
• Equity at exit: $16,178

10-year hold

• IRR: 20.6%
• Equity multiple: 2.78×
• Total profit: $53,989
• Equity at exit: $9,381

Cash invested: $30,380 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$569
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $477

Break-even live

Break-even rent $825

Max offer price $108,500

Occupancy floor 62%

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	16d	1	0.71mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	0.89mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	24d	1	0.89mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	24d	1	1.42mi

Listing history 32 events

1. 2026-05-17
   status Pending
2. 2026-05-14
   price $108,500
3. 2026-05-01
   price $109,500
4. 2026-04-29
   price $111,000
5. 2026-04-20
   price $113,000
6. 2026-04-10
   price $115,000
7. 2026-04-03
   price $117,000
8. 2026-03-25
   price $119,000
9. 2026-03-18
   price $124,000
10. 2026-03-14
    historical $1,250
11. 2026-03-10
    price $129,000
12. 2026-02-10
    listed $1,250
13. 2026-02-06
    listed $135,000 Active
14. 2025-12-11
    soldstatus $65,000
15. 2013-05-20
    soldstatus $9,500 69-char remark

    Show marketing remark (69 chars)

    3 bedroom Ranch style home with carport & shed. Priced to sell.

16. 2013-05-01
    historical 69-char remark

    Show marketing remark (69 chars)

    3 bedroom Ranch style home with carport & shed. Priced to sell.

17. 2013-03-18
    listed $14,900 69-char remark

    Show marketing remark (69 chars)

    3 bedroom Ranch style home with carport & shed. Priced to sell.

18. 2007-01-30
    soldstatus $27,500
19. 2007-01-23
    soldstatus $25,100 187-char remark

    Show marketing remark (187 chars)

    Some updates, new central heat/air, new carpet, new paint, 3 bedrooms, living area, dining area, utility in kitchen, some storm windows & doors, carport, storage shed, vinyl siding.

20. 2006-12-11
    historical 187-char remark

    Show marketing remark (187 chars)

    Some updates, new central heat/air, new carpet, new paint, 3 bedrooms, living area, dining area, utility in kitchen, some storm windows & doors, carport, storage shed, vinyl siding.

21. 2006-11-14
    listed $29,900 187-char remark

    Show marketing remark (187 chars)

    Some updates, new central heat/air, new carpet, new paint, 3 bedrooms, living area, dining area, utility in kitchen, some storm windows & doors, carport, storage shed, vinyl siding.

22. 2006-11-03
    historical
23. 2006-08-22
    listed $39,000
24. 2003-05-13
    soldstatus $18,000
25. 2003-05-12
    soldstatus $18,000
26. 2003-04-25
    historical
27. 2003-04-01
    listed $19,900
28. 2003-02-03
    soldstatus $20,900
29. 2003-01-03
    historical
30. 2002-11-27
    listed $20,900
31. 2002-10-26
    historical
32. 2002-05-03
    listed $38,000

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$529/yr (+$44/mo · 118.5%)

ⓘ 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 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,141
• − Mortgage interest: −$6,078
• − Property taxes: −$447
• − Insurance: −$542
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$3,156
• Taxable income: $4,175
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $4,722/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

+185.5% since first listed

32 events — show timeline

• 2026-05-17 Pending — MLS Technology, Inc.
• 2026-05-14 Price Changed $108,500 MLS Technology, Inc.
• 2026-05-01 Price Changed $109,500 MLS Technology, Inc.
• 2026-04-29 Price Changed $111,000 MLS Technology, Inc.
• 2026-04-20 Price Changed $113,000 MLS Technology, Inc.
• 2026-04-10 Price Changed $115,000 MLS Technology, Inc.
• 2026-04-03 Price Changed $117,000 MLS Technology, Inc.
• 2026-03-25 Price Changed $119,000 MLS Technology, Inc.
• 2026-03-18 Price Changed $124,000 MLS Technology, Inc.
• 2026-03-14 Rental Removed $1,250 TURBOTENANT
• 2026-03-10 Price Changed $129,000 MLS Technology, Inc.
• 2026-02-10 Listed for Rent $1,250 TURBOTENANT
• 2026-02-06 Listed $135,000 MLS Technology, Inc.
• 2025-12-11 Sold (Public Records) $65,000 Public Records
• 2013-05-20 Sold (MLS) $9,500 MLS Technology, Inc.
• 2013-05-01 Listing Removed — MLS Technology, Inc.
• 2013-03-18 Listed $14,900 MLS Technology, Inc.
• 2007-01-30 Sold (Public Records) $27,500 Public Records
• 2007-01-23 Sold (MLS) $25,100 MLS Technology, Inc.
• 2006-12-11 Listing Removed — MLS Technology, Inc.
• 2006-11-14 Listed $29,900 MLS Technology, Inc.
• 2006-11-03 Listing Removed — MLS Technology, Inc.
• 2006-08-22 Listed $39,000 MLS Technology, Inc.
• 2003-05-13 Sold (Public Records) $18,000 Public Records
• 2003-05-12 Sold (MLS) $18,000 MLS Technology, Inc.
• 2003-04-25 Listing Removed — MLS Technology, Inc.
• 2003-04-01 Listed $19,900 MLS Technology, Inc.
• 2003-02-03 Sold (MLS) $20,900 MLS Technology, Inc.
• 2003-01-03 Listing Removed — MLS Technology, Inc.
• 2002-11-27 Listed $20,900 MLS Technology, Inc.
• 2002-10-26 Listing Removed — MLS Technology, Inc.
• 2002-05-03 Listed $38,000 MLS Technology, Inc.

Property tax history

+0.9%/yr

Latest (2025): $447 · +8.8% YoY. Source: county tax records.