4710 N Elwood Ave · Tulsa, OK 74126

$100,150

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 176 Days on market

Built 1955 7,560 sqft lot Est $122k · 18% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• 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 MLS

DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

Key facts

• 7,560 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: 1-car garage
• Home design: 1 story; North-facing
• Construction: Year built per public records
• Exterior features: No safety shelter; Lot size approximately 0.174 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 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: 71 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 33% 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 $692 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 + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $88,132 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.15% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $122,304
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4440 N Detroit Ave	0.53mi	3/1.0	1,138 (-3%)	4mo	$138,000	$121	67
109 W 50th Ct N	0.42mi	3/2.0	1,104 (-6%)	4mo	$62,500	$57	63
153 W 50th Pl N	0.33mi	3/1.5	1,251 (+6%)	11mo	$150,000	$120	62
26 E 45th St N	0.40mi	4/2.0 (+1)	1,128 (-4%)	6mo	$122,000	$108	60
4434 N Main St	0.35mi	4/1.0 (+1)	1,200 (+2%)	21mo	$124,990	$104	58
243 E 43rd St N	0.61mi	3/1.0	1,200 (+2%)	12mo	$106,000	$88	58
5026 N Denver Pl	0.31mi	3/1.0	1,064 (-10%)	22mo	$100,000	$94	51
20 W 50th St N	0.33mi	4/2.0 (+1)	1,213 (+3%)	23mo	$150,000	$124	51
44 E 50th Pl N	0.47mi	4/1.0 (+1)	1,296 (+10%)	15mo	$88,500	$68	44
4610 N Detroit Ave	0.54mi	4/1.0 (+1)	1,350 (+15%)	6mo	$75,000	$56	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,676
• Equity at exit: $14,933

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $26,583
• Equity at exit: $8,659

Cash invested: $28,042 (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: 71
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$525
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $297

Break-even live

Break-even rent $774

Max offer price $100,150

Occupancy floor 69%

Sensitivity live

Price	-10% $354	-5% $326	+0% $297	+5% $269	+10% $241
Rent	-10% $206	-5% $252	+0% $297	+5% $343	+10% $388
Rate	-1.0pp $348	-0.5pp $323	base $297	+0.5pp $271	+1.0pp $245

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: $25,038
• Closing costs: $3,004
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	0.35mi
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	16d	1	0.89mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	3d	1	0.92mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	23d	1	1.19mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	23d	1	1.29mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	3d	1	1.35mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	3d	1	1.40mi

Listing history 35 events

1. 2026-06-22
   days on market $100,150 Active 176 DOM
2. 2026-06-18
   days on market $100,150 Active 173 DOM
3. 2026-06-17
   days on market $100,150 Active 172 DOM
4. 2026-06-16
   days on market $100,150 Active 171 DOM
5. 2026-06-15
   days on market $100,150 Active 170 DOM
6. 2026-06-13
   days on market $100,150 Active 168 DOM
7. 2026-06-10
   days on market $100,150 Active 165 DOM
8. 2026-06-09
   days on market $100,150 Active 164 DOM
9. 2026-06-08
   days on market $100,150 Active 163 DOM
10. 2026-06-07
    days on market $100,150 Active 162 DOM
11. 2026-06-05
    days on market $100,150 Active 159 DOM
12. 2026-06-03
    days on market $100,150 Active 158 DOM
13. 2026-06-02
    days on market $100,150 Active 157 DOM
14. 2026-06-01
    days on market $100,150 Active 156 DOM
15. 2026-05-31
    days on market $100,150 Active 155 DOM
16. 2026-03-16
    price $100,150
17. 2026-02-10
    status Active
18. 2026-02-10
    price $101,150
19. 2026-02-09
    historical
20. 2026-01-23
    price $101,250
21. 2026-01-15
    price $103,750
22. 2026-01-12
    price $107,900
23. 2025-12-24
    listed $108,900 Active
24. 2021-06-10
    soldstatus $1,450,000
25. 2021-05-28
    soldstatus $45,312 Closed 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

26. 2021-04-23
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

27. 2021-03-29
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

28. 2021-03-03
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

29. 2021-01-26
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

30. 2021-01-08
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

31. 2020-12-31
    historical 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

32. 2020-09-30
    listed $54,687 Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

33. 2016-11-23
    soldstatus $18,500 Closed 242-char remark

    Show marketing remark (242 chars)

    Well kept, cute 3 bedroom, 1 bath which backs up to N Osage Dr. Living room w/ bay window, ceiling fans, central heat & air. Garage conversion provides extra living space and separate laundry area. Some hardwoods. Deep lot with 2 sheds.

34. 2016-11-01
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Well kept, cute 3 bedroom, 1 bath which backs up to N Osage Dr. Living room w/ bay window, ceiling fans, central heat & air. Garage conversion provides extra living space and separate laundry area. Some hardwoods. Deep lot with 2 sheds.

35. 2016-10-24
    listed $13,000 Active 242-char remark

    Show marketing remark (242 chars)

    Well kept, cute 3 bedroom, 1 bath which backs up to N Osage Dr. Living room w/ bay window, ceiling fans, central heat & air. Garage conversion provides extra living space and separate laundry area. Some hardwoods. Deep lot with 2 sheds.

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $901 · $75/mo
• Expected delta: +$365/yr (+$30/mo · 68.2%)

ⓘ 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: $13,806
• − Mortgage interest: −$5,610
• − Property taxes: −$536
• − Insurance: −$501
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,913
• Taxable income: $2,037
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,079/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

+670.4% since first listed

20 events — show timeline

• 2026-03-16 Price Changed $100,150 MLS Technology, Inc.
• 2026-02-10 Relisted — MLS Technology, Inc.
• 2026-02-10 Price Changed $101,150 MLS Technology, Inc.
• 2026-02-09 Listing Removed — MLS Technology, Inc.
• 2026-01-23 Price Changed $101,250 MLS Technology, Inc.
• 2026-01-15 Price Changed $103,750 MLS Technology, Inc.
• 2026-01-12 Price Changed $107,900 MLS Technology, Inc.
• 2025-12-24 Listed $108,900 MLS Technology, Inc.
• 2021-06-10 Sold (Public Records) $1,450,000 Public Records
• 2021-05-28 Sold (MLS) $45,312 MLS Technology, Inc.
• 2021-04-23 Pending — MLS Technology, Inc.
• 2021-03-29 Relisted — MLS Technology, Inc.
• 2021-03-03 Pending — MLS Technology, Inc.
• 2021-01-26 Relisted — MLS Technology, Inc.
• 2021-01-08 Pending — MLS Technology, Inc.
• 2020-12-31 Listing Removed — MLS Technology, Inc.
• 2020-09-30 Listed $54,687 MLS Technology, Inc.
• 2016-11-23 Sold (MLS) $18,500 MLS Technology, Inc.
• 2016-11-01 Pending — MLS Technology, Inc.
• 2016-10-24 Listed $13,000 MLS Technology, Inc.

Property tax history

+4.2%/yr

Latest (2025): $536 · +8.7% YoY. Source: county tax records.