4527 S Waco Ave · Tulsa, OK 74107

$44,500

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 115 Days on market

Built 1954 7,200 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HAS FENCED YARD THIRD BEDROOM BEING USED AS UTILITY ROOM UTILITY HOOK-UP ALSO IN KITCHEN. ROOF NEW IN 97 WINDOW AIR, FLOOR FURNACE, STORAGE BUILDING

Key facts

• Solid bones
• Functional layout
• 7,200 sq ft lot

Tags

• HIGHLY DESIRABLE LOCATION
• FUNCTIONAL LAYOUT
• SOLID BONES

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Chain link fencing; No other exterior features listed

Interior

• Kitchen: Eat-in kitchen; Gas range connection
• Bedrooms: Master bedroom (first level); Two additional bedrooms (first level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Aluminum window frames; Gas range connection; No additional built-in interior features listed
• Laundry & utility: Utility room (first level); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $40k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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 flat; 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $308 of loan paydown is wiped out by about $1k 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 + 0.8% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $40,495 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1954 — 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: 2.76% ✓
• Cap rate: 24.11%
• Cash-on-cash: 63.62%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $148,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1934 W 46th Pl	0.13mi	3/1.0	912 (+3%)	2mo	$143,000	$157	88
1908 W 47th Pl	0.21mi	3/1.0	888 (0%)	5mo	$132,000	$149	86
4532 S Xenophon Ave	0.09mi	2/1.0 (-1)	900 (+1%)	6mo	$150,000	$167	84
2114 W 45th Pl	0.17mi	3/1.0	912 (+3%)	6mo	$80,000	$88	82
4634 S Vancouver Ave	0.12mi	2/1.0 (-1)	880 (-1%)	7mo	$150,000	$170	82
4928 S 24th WestPlace	0.57mi	3/1.0	936 (+5%)	1mo	$135,000	$144	64
2312 W 47th Pl	0.36mi	2/1.0 (-1)	842 (-5%)	6mo	$149,000	$177	64
4016 S 23rd West Ave	0.58mi	2/1.0 (-1)	820 (-8%)	0mo	$150,000	$183	55
4602 S 29th WestAvenue	0.65mi	2/1.0 (-1)	955 (+8%)	2mo	$138,000	$145	50
4220 S Zenith Ave	0.36mi	2/1.0 (-1)	1,000 (+13%)	11mo	$200,000	$200	48
2908 W 48th St	0.71mi	2/1.0 (-1)	924 (+4%)	12mo	$140,000	$152	45
4813 S Maybelle Ave	0.70mi	3/1.0	1,003 (+13%)	12mo	$168,000	$167	36

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 3.58×
• Total profit: $32,196
• Equity at exit: $6,635

10-year hold

• IRR: 64.0%
• Equity multiple: 6.76×
• Total profit: $71,747
• Equity at exit: $3,848

Cash invested: $12,460 (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 74107

• Home prices YoY: -15.3%
• Rents YoY: 0.8%
• Active inventory: 99
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$233
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $661

Break-even live

Break-even rent $394

Max offer price $44,500

Occupancy floor 41%

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: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1913 W 50th St Tulsa, OK	3.0	2.0	1082	$1,195	$1.10	23d	1	0.43mi
4831 S 30th West Ave Tulsa, OK	2.0	1.0	748	$1,250	$1.67	3d	1	0.74mi
4956 S Maybelle Ave Tulsa, OK	3.0	1.0	933	$1,395	$1.50	14d	1	0.80mi
5031 S 30th West Ave Tulsa, OK	2.0	1.0	987	$1,095	$1.11	21d	1	0.80mi
4847 S 32nd West Ave Tulsa, OK	3.0	1.0	876	$1,200	$1.37	16d	1	0.87mi
4128 S 32nd West Ave Tulsa, OK	3.0	1.0	957	$1,175	$1.23	1d	1	0.93mi
3722 W 44th St Tulsa, OK	3.0	1.0	1043	$1,150	$1.10	1d	1	1.19mi
3743 W 42nd Pl Tulsa, OK	2.0	1.0	856	$1,000	$1.17	1d	1	1.26mi

Listing history 23 events

1. 2026-06-18
   days on market $44,500 Active 115 DOM
2. 2026-06-17
   days on market $44,500 Active 114 DOM
3. 2026-06-16
   days on market $44,500 Active 113 DOM
4. 2026-06-15
   days on market $44,500 Active 112 DOM
5. 2026-06-13
   pricedays on market $44,500 Active 110 DOM
6. 2026-06-10
   days on market $49,900 Active 107 DOM
7. 2026-06-09
   days on market $49,900 Active 106 DOM
8. 2026-06-08
   days on market $49,900 Active 105 DOM
9. 2026-06-07
   days on market $49,900 Active 104 DOM
10. 2026-06-05
    days on market $49,900 Active 101 DOM
11. 2026-06-03
    days on market $49,900 Active 100 DOM
12. 2026-06-02
    days on market $49,900 Active 99 DOM
13. 2026-06-01
    days on market $49,900 Active 98 DOM
14. 2026-05-31
    days on market $49,900 Active 97 DOM
15. 2026-02-23
    listed $49,900 Active
16. 1998-07-16
    soldstatus $34,500
17. 1998-07-01
    soldstatus $33,900 148-char remark

    Show marketing remark (148 chars)

    HAS FENCED YARD THIRD BEDROOM BEING USED AS UTILITY ROOM UTILITY HOOK-UP ALSO IN KITCHEN. ROOF NEW IN 97 WINDOW AIR, FLOOR FURNACE, STORAGE BUILDING

18. 1998-05-20
    historical 148-char remark

    Show marketing remark (148 chars)

    HAS FENCED YARD THIRD BEDROOM BEING USED AS UTILITY ROOM UTILITY HOOK-UP ALSO IN KITCHEN. ROOF NEW IN 97 WINDOW AIR, FLOOR FURNACE, STORAGE BUILDING

19. 1998-03-28
    listed $33,500 148-char remark

    Show marketing remark (148 chars)

    HAS FENCED YARD THIRD BEDROOM BEING USED AS UTILITY ROOM UTILITY HOOK-UP ALSO IN KITCHEN. ROOF NEW IN 97 WINDOW AIR, FLOOR FURNACE, STORAGE BUILDING

20. 1998-03-09
    historical
21. 1997-09-09
    listed $35,000
22. 1995-05-29
    historical
23. 1994-11-29
    listed $31,000

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 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: $14,764
• − Mortgage interest: −$2,493
• − Property taxes: −$713
• − Insurance: −$222
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$1,295
• Taxable income: $7,679
• Est. tax owed @ 24.0%: −$1,843
• After-tax cash flow: $6,085/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): 19,013
• Household income: $53,505
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 667.0

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 0.63)
• Race & ethnicity: White 59% Two or more races 18% Hispanic / Latino 11% Black 8% Native American 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 2%

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: ▼ -42.46%
• Current HPI: 235.2296
• Rent YoY: ▲ 0.78%
• 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

+61.0% since first listed

9 events — show timeline

• 2026-02-23 Listed $49,900 MLS Technology, Inc.
• 1998-07-16 Sold (Public Records) $34,500 Public Records
• 1998-07-01 Sold (MLS) $33,900 MLS Technology, Inc.
• 1998-05-20 Listing Removed — MLS Technology, Inc.
• 1998-03-28 Listed $33,500 MLS Technology, Inc.
• 1998-03-09 Listing Removed — MLS Technology, Inc.
• 1997-09-09 Listed $35,000 MLS Technology, Inc.
• 1995-05-29 Listing Removed — MLS Technology, Inc.
• 1994-11-29 Listed $31,000 MLS Technology, Inc.

Property tax history

+7.6%/yr

Latest (2025): $713 · +8.7% YoY. Source: county tax records.