3415 S 149th EastAvenue · Tulsa, OK 74134

$195,000

3 bd · 2.0 ba · 1,511 sqft · SingleFamily public records · 28 Days on market

Built 1979 7,923 sqft lot Est $251k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity in Broken Arrow school district. Recently updated w/ new flooring, new fixtures, new paint, newer roof. New french doors, New sliding doors in master bedroom w/ private deck. New quartz counter tops thru out. Open living concept w/ wood burning fireplace. Ultra contemporary design w/ both front and back yard decks. Qualifying neighborhood for special financing.

Key facts

• Open living concept
• Quartz counter tops
• 7,923 sq ft lot

Tags

• QUARTZ COUNTER TOPS
• OPEN LIVING CONCEPT
• WOOD BURNING FIREPLACE
• FRONT AND BACK YARD DECKS

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with workshop and shelving; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Built per public records; Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Deck; Patio; Porch; Rain gutters; Full privacy fencing; Mature trees on lot

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Oven; Range/Stove; Quartz and stone counters
• Bedrooms: Master bedroom with private bath, separate closets and walk-in closet (First floor); Additional bedrooms on the first floor
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with bathtub (First floor); Hall full bathroom (First floor)
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning
• Interior features: Attic; High ceilings; Vaulted ceiling(s); Ceiling fan(s); High speed internet available; Wired for data; Cable TV available; Quartz counters; Stone counters; Electric oven and range connections
• Laundry & utility: Utility room inside and separate (First floor); Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-10 ($-125/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (13.1% below list).
• Recommended offer: $169k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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-.
• Broken Arrow (suburban): math 23% / reading 28% proficiency, ranked #79 of 270 in OK (top 29%) — 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 28 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 34y 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 $169,475 (13.1% 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. Built in 1979 — 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. 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?
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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $250,826
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14803 E 33rd Pl	0.14mi	3/2.0	1,512 (+0%)	1mo	$115,623	$76	93
15035 E 35th Pl	0.19mi	3/2.0	1,530 (+1%)	4mo	$223,000	$146	86
15119 E 35th St	0.17mi	3/2.0	1,420 (-6%)	3mo	$175,000	$123	80
14810 E 37th St	0.40mi	3/2.0	1,504 (-0%)	1mo	$250,000	$166	79
3437 S 148th EastAvenue	0.16mi	3/2.0	1,349 (-11%)	4mo	$145,000	$107	71
3743 S 153rd Ave E	0.51mi	3/2.0	1,431 (-5%)	4mo	$240,000	$168	64
3740 S 150th EastAvenue	0.48mi	3/2.0	1,423 (-6%)	7mo	$256,350	$180	63
14811 E 32nd St	0.27mi	3/2.0	1,284 (-15%)	0mo	$205,000	$160	62
14827 E 39th St S	0.53mi	3/2.0	1,419 (-6%)	4mo	$250,000	$176	62
14715 E 39th St S	0.55mi	3/2.0	1,419 (-6%)	3mo	$259,999	$183	62
3938 S 148th EastPlace	0.65mi	3/2.0	1,456 (-4%)	4mo	$269,900	$185	61
3711 S 151st East Ave	0.41mi	4/2.0 (+1)	1,690 (+12%)	7mo	$259,000	$153	51

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-31,344
• Equity at exit: $29,075

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-24,344
• Equity at exit: $16,860

Cash invested: $54,600 (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: $1,695 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$245 /mo · $2,945/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-10

Break-even live

Break-even rent $1,708

Max offer price $193,160

Occupancy floor 96%

Sensitivity live

Price	-10% $100	-5% $45	+0% $-10	+5% $-66	+10% $-121
Rent	-10% $-144	-5% $-77	+0% $-10	+5% $57	+10% $123
Rate	-1.0pp $88	-0.5pp $39	base $-10	+0.5pp $-61	+1.0pp $-112

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14826 E 39th St S Tulsa, OK	4.0	2.0	1691	$1,980	$1.17	12d	1	0.59mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	3d	1	0.79mi
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	22d	1	0.92mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	20d	1	1.15mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	24d	1	1.15mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	2d	1	1.23mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	24d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $195,000 Active 28 DOM
2. 2026-06-17
   days on market $195,000 Active 27 DOM
3. 2026-06-16
   days on market $195,000 Active 26 DOM
4. 2026-06-15
   days on market $195,000 Active 25 DOM
5. 2026-06-13
   days on market $195,000 Active 23 DOM
6. 2026-06-10
   days on market $195,000 Active 20 DOM
7. 2026-06-09
   days on market $195,000 Active 19 DOM
8. 2026-06-08
   days on market $195,000 Active 18 DOM
9. 2026-06-07
   days on market $195,000 Active 17 DOM
10. 2026-06-05
    days on market $195,000 Active 14 DOM
11. 2026-06-03
    days on market $195,000 Active 13 DOM
12. 2026-06-02
    days on market $195,000 Active 12 DOM
13. 2026-06-01
    days on market $195,000 Active 11 DOM
14. 2026-05-31
    days on market $195,000 Active 10 DOM
15. 2026-05-22
    listed $195,000 Active
16. 2023-01-06
    soldstatus $190,000
17. 2023-01-05
    soldstatus $190,000 Closed 385-char remark

    Show marketing remark (385 chars)

    Excellent opportunity in Broken Arrow school district. Recently updated w/ new flooring, new fixtures, new paint, newer roof. New french doors, New sliding doors in master bedroom w/ private deck. New quartz counter tops thru out. Open living concept w/ wood burning fireplace. Ultra contemporary design w/ both front and back yard decks. Qualifying neighborhood for special financing.

18. 2022-11-21
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Excellent opportunity in Broken Arrow school district. Recently updated w/ new flooring, new fixtures, new paint, newer roof. New french doors, New sliding doors in master bedroom w/ private deck. New quartz counter tops thru out. Open living concept w/ wood burning fireplace. Ultra contemporary design w/ both front and back yard decks. Qualifying neighborhood for special financing.

19. 2022-11-15
    listed $190,000 Active 385-char remark

    Show marketing remark (385 chars)

    Excellent opportunity in Broken Arrow school district. Recently updated w/ new flooring, new fixtures, new paint, newer roof. New french doors, New sliding doors in master bedroom w/ private deck. New quartz counter tops thru out. Open living concept w/ wood burning fireplace. Ultra contemporary design w/ both front and back yard decks. Qualifying neighborhood for special financing.

20. 2017-01-30
    soldstatus $95,500
21. 2017-01-27
    soldstatus $95,500 Closed 169-char remark

    Show marketing remark (169 chars)

    Great Investment Opportunity in Broken Arrow Schools. Unique Open Floorplan w/ Vaulted Living Room. Tons of Natural Light. New Interior Paint. Close to Schools/Shopping.

22. 2016-12-22
    status Pending 169-char remark

    Show marketing remark (169 chars)

    Great Investment Opportunity in Broken Arrow Schools. Unique Open Floorplan w/ Vaulted Living Room. Tons of Natural Light. New Interior Paint. Close to Schools/Shopping.

23. 2016-12-05
    price $103,500 169-char remark

    Show marketing remark (169 chars)

    Great Investment Opportunity in Broken Arrow Schools. Unique Open Floorplan w/ Vaulted Living Room. Tons of Natural Light. New Interior Paint. Close to Schools/Shopping.

24. 2016-11-08
    listed $105,000 Active 169-char remark

    Show marketing remark (169 chars)

    Great Investment Opportunity in Broken Arrow Schools. Unique Open Floorplan w/ Vaulted Living Room. Tons of Natural Light. New Interior Paint. Close to Schools/Shopping.

25. 2014-08-18
    historical
26. 2014-06-30
    listed $124,500
27. 1998-12-11
    soldstatus $73,000
28. 1993-06-01
    soldstatus $64,500
29. 1993-02-24
    listed $66,500
30. 1992-11-02
    listed $66,500
31. 1992-07-25
    historical
32. 1992-01-25
    listed $67,900

ⓘ 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: $2,945 · $245/mo
• Projected year-2 tax: $2,945 · $245/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 7/10 Severe 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: $20,337
• − Mortgage interest: −$10,923
• − Property taxes: −$2,945
• − Insurance: −$975
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,673
• Taxable loss: −$3,433
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $699/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: Broken Arrow
• NCES district ID: 4005490
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $64,646
• Composite: 23.86/100
• National rank: #7801
• State rank: #79 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

+187.2% since first listed

18 events — show timeline

• 2026-05-22 Listed $195,000 MLS Technology, Inc.
• 2023-01-06 Sold (Public Records) $190,000 Public Records
• 2023-01-05 Sold (MLS) $190,000 MLS Technology, Inc.
• 2022-11-21 Pending — MLS Technology, Inc.
• 2022-11-15 Listed $190,000 MLS Technology, Inc.
• 2017-01-30 Sold (Public Records) $95,500 Public Records
• 2017-01-27 Sold (MLS) $95,500 MLS Technology, Inc.
• 2016-12-22 Pending — MLS Technology, Inc.
• 2016-12-05 Price Changed $103,500 MLS Technology, Inc.
• 2016-11-08 Listed $105,000 MLS Technology, Inc.
• 2014-08-18 Listing Removed — MLS Technology, Inc.
• 2014-06-30 Listed $124,500 MLS Technology, Inc.
• 1998-12-11 Sold (Public Records) $73,000 Public Records
• 1993-06-01 Sold (Public Records) $64,500 Public Records
• 1993-02-24 Listed $66,500 MLS Technology, Inc.
• 1992-11-02 Listed $66,500 MLS Technology, Inc.
• 1992-07-25 Listing Removed — MLS Technology, Inc.
• 1992-01-25 Listed $67,900 MLS Technology, Inc.

Property tax history

+7.1%/yr

Latest (2025): $2,945 · +8.2% YoY. Source: county tax records.