3236 S 140th EastAvenue · Tulsa, OK 74134

$190,000

3 bd · 2.0 ba · 1,578 sqft · SingleFamily public records · 37 Days on market

Built 1979 8,784 sqft lot Est $208k · 9% under

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +11.5/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home in Union Schools. New carpet. New paint. 3 bedrooms, 2 baths, 2 car garage, corner lot, wood burning fireplace. Large upstairs master bedroom.

Key facts

• Convenient access
• Unique layout
• Private access

Tags

• UNIQUE LAYOUT
• CONVENIENT ACCESS
• PRIVATE ACCESS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Corner lot on a cul-de-sac (approximately 0.202 acres)

Exterior

• Parking: Attached garage (2 spaces)
• Security: No safety shelter; Privacy fencing
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2-story home; Faces east; Slab foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Covered patio

Interior

• Kitchen: Built-in oven; Cooktop; Gas water heater
• Bedrooms: Master bedroom with walk-in closet (First level); Bedroom with walk-in closet (First level); Bedroom with walk-in closet (First level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Master bathroom with bathtub (First level); Hall bathroom with bathtub and double sink (First level); 2 full bathrooms total
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate countertops; Programmable thermostat; Electric oven connection; Gas range connection; Other interior features
• Laundry & utility: Washer hookup; Interior utility room (First level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (13.5% below list).
• Recommended offer: $164k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools F, crime F, employment D-.
• Union (urban): math 20% / reading 20% proficiency, ranked #160 of 270 in OK (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.5%/yr); 195 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.

Risks & watch-outs

• 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 $164,334 (13.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $208,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13713 E 30th Pl	0.25mi	3/2.0	1,609 (+2%)	8mo	$143,000	$89	79
2838 S 138th EastAvenue	0.44mi	3/2.0	1,487 (-6%)	1mo	$211,000	$142	69
2737 S 136th EastAvenue	0.60mi	3/2.0	1,566 (-1%)	4mo	$206,000	$132	68
2826 S 138th EastAvenue	0.47mi	3/2.0	1,664 (+5%)	2mo	$230,000	$138	68
14803 E 33rd Pl	0.55mi	3/2.0	1,512 (-4%)	1mo	$115,623	$76	67
13005 E 28th Pl	0.72mi	3/2.0	1,552 (-2%)	3mo	$198,000	$128	62
14810 E 37th St	0.68mi	3/2.0	1,504 (-5%)	1mo	$250,000	$166	59
15002 E 35th Pl	0.71mi	3/2.0	1,584 (+0%)	9mo	$150,000	$95	59
3437 S 148th EastAvenue	0.55mi	3/2.0	1,349 (-14%)	4mo	$145,000	$107	46
2745 S 138th EastAvenue	0.57mi	3/2.0	1,359 (-14%)	6mo	$145,333	$107	45
14618 E 39th St S	0.75mi	3/2.0	1,419 (-10%)	7mo	$261,000	$184	43
13059 E 28th Pl	0.64mi	3/2.0	1,356 (-14%)	8mo	$200,500	$148	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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-30,658
• Equity at exit: $28,330

10-year hold

• IRR: -6.9%
• Equity multiple: 0.55×
• Total profit: $-23,995
• Equity at exit: $16,428

Cash invested: $53,200 (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 74134

• Home prices YoY: -25.5%
• Rents YoY: 3.5%
• Active inventory: 195
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$996
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-12

Break-even live

Break-even rent $1,658

Max offer price $187,899

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $42	+0% $-12	+5% $-66	+10% $-119
Rent	-10% $-142	-5% $-77	+0% $-12	+5% $53	+10% $118
Rate	-1.0pp $84	-0.5pp $36	base $-12	+0.5pp $-61	+1.0pp $-111

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	4d	1	0.19mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	25d	1	0.58mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	20d	1	0.58mi
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	22d	1	0.64mi
14826 E 39th St S Tulsa, OK	4.0	2.0	1691	$1,980	$1.17	13d	1	0.82mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	25d	1	0.87mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	3d	1	0.97mi
2444 S 121st East Ave Tulsa, OK	3.0	1.5	1168	$1,395	$1.19	25d	1	1.44mi

Listing history 36 events

1. 2026-06-21
   days on market $190,000 Active 37 DOM
2. 2026-06-18
   days on market $190,000 Active 34 DOM
3. 2026-06-17
   days on market $190,000 Active 33 DOM
4. 2026-06-16
   pricedays on market $190,000 Active 32 DOM
5. 2026-06-15
   days on market $195,000 Active 31 DOM
6. 2026-06-13
   days on market $195,000 Active 29 DOM
7. 2026-06-13
   days on market $195,000 Active 28 DOM
8. 2026-06-10
   days on market $195,000 Active 26 DOM
9. 2026-06-09
   days on market $195,000 Active 25 DOM
10. 2026-06-08
    days on market $195,000 Active 24 DOM
11. 2026-06-07
    days on market $195,000 Active 23 DOM
12. 2026-06-05
    days on market $195,000 Active 20 DOM
13. 2026-06-03
    days on market $195,000 Active 19 DOM
14. 2026-06-02
    days on market $195,000 Active 18 DOM
15. 2026-06-02
    price $195,000 Active 17 DOM
16. 2026-06-01
    days on market $199,800 Active 17 DOM
17. 2026-05-31
    days on market $199,800 Active 16 DOM
18. 2026-05-13
    listed $199,800 Active
19. 2023-03-10
    soldstatus $180,000
20. 2023-03-09
    soldstatus $180,000 Closed 161-char remark

    Show marketing remark (161 chars)

    Great starter home in Union Schools. New carpet. New paint. 3 bedrooms, 2 baths, 2 car garage, corner lot, wood burning fireplace. Large upstairs master bedroom.

21. 2023-02-10
    status Pending 161-char remark

    Show marketing remark (161 chars)

    Great starter home in Union Schools. New carpet. New paint. 3 bedrooms, 2 baths, 2 car garage, corner lot, wood burning fireplace. Large upstairs master bedroom.

22. 2023-02-08
    listed $180,000 Active 161-char remark

    Show marketing remark (161 chars)

    Great starter home in Union Schools. New carpet. New paint. 3 bedrooms, 2 baths, 2 car garage, corner lot, wood burning fireplace. Large upstairs master bedroom.

23. 2018-08-10
    historical
24. 2018-08-02
    listed $129,900 Active
25. 2012-12-19
    historical
26. 2012-08-22
    listed $114,900
27. 2012-07-26
    historical
28. 2012-02-22
    listed $114,900
29. 2009-08-01
    historical
30. 2009-03-06
    listed $114,900
31. 2007-11-20
    soldstatus $112,000
32. 2007-05-29
    historical
33. 2006-12-03
    listed $114,900
34. 2006-11-09
    historical
35. 2006-05-18
    listed $114,900
36. 2005-06-29
    soldstatus $780,000

ⓘ 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: $2,815 · $235/mo
• Projected year-2 tax: $2,815 · $235/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,720
• − Mortgage interest: −$10,643
• − Property taxes: −$2,815
• − Insurance: −$950
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$5,527
• Taxable loss: −$3,370
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $666/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: Union
• NCES district ID: 4030600
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $52,744
• Composite: 18.18/100
• National rank: #8962
• State rank: #160 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): 23,323
• Household income: $73,119
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 608.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 26% Two or more races 15% Black 10% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Asian/Pacific 3% Vietnamese 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: ▼ -68.07%
• Current HPI: 198.7031
• Rent YoY: ▲ 3.52%
• 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

-74.4% since first listed

19 events — show timeline

• 2026-05-13 Listed $199,800 MLS Technology, Inc.
• 2023-03-10 Sold (Public Records) $180,000 Public Records
• 2023-03-09 Sold (MLS) $180,000 MLS Technology, Inc.
• 2023-02-10 Pending — MLS Technology, Inc.
• 2023-02-08 Listed $180,000 MLS Technology, Inc.
• 2018-08-10 Listing Removed — MLS Technology, Inc.
• 2018-08-02 Listed $129,900 MLS Technology, Inc.
• 2012-12-19 Listing Removed — MLS Technology, Inc.
• 2012-08-22 Listed $114,900 MLS Technology, Inc.
• 2012-07-26 Listing Removed — MLS Technology, Inc.
• 2012-02-22 Listed $114,900 MLS Technology, Inc.
• 2009-08-01 Listing Removed — MLS Technology, Inc.
• 2009-03-06 Listed $114,900 MLS Technology, Inc.
• 2007-11-20 Sold (Public Records) $112,000 Public Records
• 2007-05-29 Listing Removed — MLS Technology, Inc.
• 2006-12-03 Listed $114,900 MLS Technology, Inc.
• 2006-11-09 Listing Removed — MLS Technology, Inc.
• 2006-05-18 Listed $114,900 MLS Technology, Inc.
• 2005-06-29 Sold (Public Records) $780,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,815 · +9.4% YoY. Source: county tax records.