2520 E 7th St · Tulsa, OK 74104

$175,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 2 Days on market

Built 1930 6,750 sqft lot Est $178k · at est.

---

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 +20.1/30.0
• ARV discount +8.2/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Midtown Tulsa Craftsman Bungalow! Welcome to this well-maintained 3-bedroom, 1-bathroom home full of character and in the heart of Midtown Tulsa. From the inviting covered front porch to the timeless architectural details, this home perfectly blends historic charm with well-thought-out updates. Step inside to find gorgeous hardwood floors, abundant natural light, neutral tones, and a spacious living area. The updated kitchen features white shaker-style cabinetry, ample counter space, stainless steel appliances, and a charming breakfast nook with built-in bench seating. This home features generously sized bedrooms that offer beautiful hardwood flooring, large windows, and ceiling

Key facts

• Covered front porch
• Breakfast nook
• Updated kitchen

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• UPDATED KITCHEN
• BREAKFAST NOOK
• BUILT-IN BENCH SEATING
• MATURE LANDSCAPING

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Brick, stucco and wood frame construction; Year built reported by owner
• Exterior features: Front porch; Shed(s); Partial fencing; No notable additional exterior features listed

Interior

• Kitchen: Built-in oven; Oven; Range; Stove; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Flooring: Hardwood; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Wood counters; Vinyl and wood frame windows; Wood and hardwood flooring; Electric oven/range connection; Gas oven/range connection
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/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 $165k (5.8% below list).
• Recommended offer: $165k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.8% 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: 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.
• Zoned schools: Kendall-Whittier Es (math 2% / reading 3%, grade F, #802 of 845 statewide, top 100%, 818 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 86 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $5k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $62k; list at $175k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $164,937 (5.8% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.94% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $177,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2516 E 3rd St	0.39mi	2/1.0 (-1)	1,088 (-2%)	3mo	$174,500	$160	70
1325 S Delaware Ave	0.61mi	3/1.0	1,064 (-4%)	0mo	$157,500	$148	64
2215 E 8th St	0.29mi	2/1.0 (-1)	1,000 (-10%)	2mo	$200,000	$200	64
3119 E 3rd St	0.74mi	3/1.0	1,126 (+1%)	2mo	$175,000	$155	61
2811 E 3rd St	0.55mi	3/2.5	1,057 (-5%)	3mo	$229,900	$218	58
407 S Xanthus Ave	0.54mi	3/1.5	975 (-12%)	0mo	$60,000	$62	52
2604 E 2nd St	0.47mi	2/1.0 (-1)	977 (-12%)	1mo	$181,300	$186	52
232 S Florence Ave	0.69mi	3/2.0	1,211 (+9%)	2mo	$174,000	$144	48
1739 E 8th St	0.57mi	3/2.0	1,248 (+12%)	2mo	$110,000	$88	47
1423 S Delaware Ave	0.71mi	2/1.0 (-1)	1,205 (+8%)	3mo	$242,000	$201	45
2735 E 1st St	0.64mi	2/1.0 (-1)	988 (-11%)	3mo	$165,000	$167	44
1737 E 8th St	0.58mi	2/2.0 (-1)	1,245 (+12%)	2mo	$100,000	$80	42

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 · 5.8% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-9,683
• Equity at exit: $26,093

10-year hold

• IRR: 7.3%
• Equity multiple: 1.61×
• Total profit: $30,081
• Equity at exit: $15,131

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 74104

• Rents YoY: 5.8%
• Active inventory: 86
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$918
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $219

Break-even live

Break-even rent $1,372

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $318	-5% $269	+0% $219	+5% $170	+10% $120
Rent	-10% $89	-5% $154	+0% $219	+5% $284	+10% $349
Rate	-1.0pp $307	-0.5pp $264	base $219	+0.5pp $174	+1.0pp $128

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: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	13d	1	0.03mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	5d	1	0.17mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,787	$2.45	3d	10	0.30mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	25d	1	0.30mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	25d	1	0.50mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	5d	1	0.52mi
1140 S College Ave Unit C Tulsa, OK	2.0	1.5	840	$1,650	$1.96	25d	1	0.56mi
1115 S College Ave Unit 16 Tulsa, OK	2.0	1.0	775	$1,275	$1.65	25d	1	0.58mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	25d	1	0.59mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	25d	1	0.60mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	25d	1	0.69mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	25d	1	0.75mi
1338 S Florence Ave Unit 1 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	5d	1	0.79mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	17d	1	0.88mi
2508 E 17th St Tulsa, OK	2.0	1.0	1180	$1,600	$1.36	16d	1	0.92mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	5d	1	0.99mi
1201 S Rockford Ave Unit 11 Tulsa, OK	2.0	1.5	920	$885	$0.96	25d	1	1.01mi
1201 S Rockford Ave Unit 7 Tulsa, OK	2.0	1.5	920	$875	$0.95	5d	1	1.01mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	3d	1	1.02mi
1125 S Quincy Ave Unit 1127-1 Tulsa, OK	2.0	1.0	740	$950	$1.28	5d	1	1.05mi
1736 S Xanthus Ave Tulsa, OK	2.0	1.0	1328	$1,450	$1.09	5d	1	1.10mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	5d	1	1.15mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	5d	1	1.15mi
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,995	$2.63	3d	10	1.17mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	25d	1	1.23mi
1411 S Quaker Ave Tulsa, OK	2.0	1.5–2.5	1200	$2,049	$1.71	16d	2	1.24mi
1428 S Quaker Ave Tulsa, OK	2.0	1.0	850	$1,225	$1.44	5d	1	1.29mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	25d	1	1.34mi
2405 E 22nd St Tulsa, OK	2.0	1.0	1000	$1,600	$1.60	25d	1	1.34mi
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	25d	1	1.37mi
1632 S Louisville Ave Tulsa, OK	3.0	1.0	1205	$1,700	$1.41	13d	1	1.40mi
3140 E 21st St Tulsa, OK	2.0	1.0	1040	$1,200	$1.15	5d	1	1.41mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $175,000 Active 2 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: $1,120 · $93/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$455/yr (+$38/mo · 40.6%)

ⓘ 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 1/10 Low
• 🌡 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: $19,792
• − Mortgage interest: −$9,803
• − Property taxes: −$1,120
• − Insurance: −$875
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,091
• Taxable loss: −$263
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $2,692/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): 12,806
• Household income: $54,691
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 700.0

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 0.57)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 12% Black 7% Native American 5% Asian 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 12% Arabic 2% 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: ▼ -322.78%
• Current HPI: 306.7856
• Rent YoY: ▲ 5.80%
• 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

+180.0% since first listed

7 events — show timeline

• 2026-06-19 Listed $175,000 MLS Technology, Inc.
• 2023-12-14 Rental Removed $1,325 RENTLY
• 2023-12-06 Price Changed $1,325 RENTLY
• 2023-11-20 Price Changed $1,350 RENTLY
• 2023-11-16 Price Changed $1,375 RENTLY
• 2023-09-26 Listed for Rent $1,400 RENTLY
• 2018-07-13 Sold (Public Records) $62,500 Public Records

Property tax history

+45.9%/yr

Latest (2025): $1,120 · +8.6% YoY. Source: county tax records.