420 S Quebec Ave · Tulsa, OK 74112

$100,000

3 bd · 2.0 ba · 1,373 sqft · Townhouse public records · 52 Days on market

Built 1930 6,600 sqft lot Est $139k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment property duplex can be rehab, or bulldozed to turn into a 4-plex, or build your own. Lots of possibilities in a great area near TU.

Key facts

• Rehab possibilities
• Great area near tu
• Parking

Tags

• INVESTMENT PROPERTY DUPLEX
• REHAB POSSIBILITIES
• GREAT AREA NEAR TU

Property features AI

Exterior

• Parking: Driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Stucco and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Year built from public records
• Exterior features: Privacy fencing; Mature trees on the lot; Property faces east

Interior

• Kitchen: Kitchen with breakfast nook; Range / Stove
• Bedrooms: Master bedroom (first level)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Hall bath (first level)
• Heating & cooling: Gas heating
• Interior features: Vinyl windows; Other interior features
• Laundry & utility: Interior utility room (first level); No hot water (appliance listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 fast (+4.7%/yr); 116 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($59k/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 $691 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 + 4.7% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $138,673
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 N Oswego Ave	0.69mi	3/2.0	1,317 (-4%)	16mo	$133,000	$101	48

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.76×
• Total profit: $21,392
• Equity at exit: $14,910

10-year hold

• IRR: 28.0%
• Equity multiple: 3.68×
• Total profit: $74,945
• Equity at exit: $8,646

Cash invested: $28,000 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$524
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $548

Break-even live

Break-even rent $816

Max offer price $100,000

Occupancy floor 59%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	23d	1	0.10mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	0.24mi
3531 E 4th St Tulsa, OK	3.0	2.0	1652	$1,745	$1.06	23d	1	0.35mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	0.38mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	16d	1	0.51mi
1150 S Marion Ave Tulsa, OK	3.0	2.5	1800	$2,300	$1.28	23d	1	0.60mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	23d	1	0.72mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	16d	1	0.81mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	2d	1	0.83mi
5347 E 5th St Tulsa, OK	3.0	1.0	1181	$1,600	$1.35	23d	1	0.84mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	0.85mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	23d	1	0.92mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	23d	1	0.94mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	23d	1	0.98mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	1.04mi
1524 S Jamestown Ave Tulsa, OK	2.0	2.0	1528	$1,500	$0.98	16d	1	1.07mi
1338 S Florence Ave Unit 1 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	3d	1	1.10mi
1632 S Louisville Ave Tulsa, OK	3.0	1.0	1205	$1,700	$1.41	11d	1	1.17mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	1.22mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	23d	1	1.32mi
1139 S Birmingham Ave Tulsa, OK	3.0	2.0	1725	$2,100	$1.22	23d	1	1.36mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	11d	1	1.38mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	3d	1	1.39mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	1.40mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	3d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 52 DOM
2. 2026-06-17
   days on market $100,000 Active 51 DOM
3. 2026-06-16
   days on market $100,000 Active 50 DOM
4. 2026-06-15
   days on market $100,000 Active 49 DOM
5. 2026-06-13
   days on market $100,000 Active 47 DOM
6. 2026-06-10
   days on market $100,000 Active 44 DOM
7. 2026-06-09
   days on market $100,000 Active 43 DOM
8. 2026-06-08
   days on market $100,000 Active 42 DOM
9. 2026-06-07
   days on market $100,000 Active 41 DOM
10. 2026-06-05
    days on market $100,000 Active 38 DOM
11. 2026-06-03
    days on market $100,000 Active 37 DOM
12. 2026-06-02
    days on market $100,000 Active 36 DOM
13. 2026-06-01
    days on market $100,000 Active 35 DOM
14. 2026-05-31
    days on market $100,000 Active 34 DOM
15. 2026-05-21
    status Active
16. 2026-05-14
    status Pending
17. 2026-05-11
    price $100,000
18. 2026-04-29
    price $110,000
19. 2026-04-20
    listed $115,000 Active
20. 2001-05-18
    historical
21. 2000-11-17
    listed $64,900

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 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: $18,118
• − Mortgage interest: −$5,602
• − Property taxes: −$939
• − Insurance: −$500
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$2,909
• Taxable income: $5,269
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $5,316/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

+54.1% since first listed

7 events — show timeline

• 2026-05-21 Relisted — MLS Technology, Inc.
• 2026-05-14 Pending — MLS Technology, Inc.
• 2026-05-11 Price Changed $100,000 MLS Technology, Inc.
• 2026-04-29 Price Changed $110,000 MLS Technology, Inc.
• 2026-04-20 Listed $115,000 MLS Technology, Inc.
• 2001-05-18 Listing Removed — MLS Technology, Inc.
• 2000-11-17 Listed $64,900 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $939 · +3.5% YoY. Source: county tax records.