3522 S 150th EastAvenue · Tulsa, OK 74134

$189,000

3 bd · 2.0 ba · 1,321 sqft · SingleFamily public records · 2 Days on market

Built 1979 7,259 sqft lot Est $232k · 19% under

---

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 +13.9/30.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• 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

Beautiful home with many upgrades. New roof, new counter tops/backsplash, new stainless steel appliances, new flooring throughout, fresh paint, new vinyl windows.

Key facts

• Newer carpet
• Gas log fireplace
• Updated kitchen

Tags

• NEWER CARPET
• WOOD PLANK TILE FLOORING
• GAS LOG FIREPLACE
• UPDATED KITCHEN
• 2 SEPARATE CLOSETS
• UPDATED VINYL WINDOWS

Property features AI

Finance

• HOA & community: Sidewalks and gutters in the community

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High speed internet available; Phone available
• Home design: Single‑story home; Faces east; Slab foundation
• Construction: Built using stone, wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch, deck and patio; Concrete driveway; Rain gutters; Shed(s); Full privacy fencing; Mature trees on lot

Interior

• Kitchen: Eat‑in kitchen; Refrigerator; Oven; Range/Stove; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath and separate closets (first level); Additional bedrooms (first level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Master full bath with shower only (first level); Hall full bath with bathtub (first level); Two full bathrooms total
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; Cable TV and high‑speed internet wiring; Wired for data; Insulated doors and insulated vinyl windows; Electric oven/range connection
• Laundry & utility: Inside utility room (first level); Washer hookup; 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 $189k.

Deal economics

• At list price, monthly cash flow is $22 ($270/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 $160k (15.2% below list).
• Recommended offer: $160k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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-.
• 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.
• Zoned schools: Country Lane Intermediate Es (math 31% / reading 32%, grade F, #241 of 845 statewide, top 29%, 747 students, 0% FRL); Centennial Ms (math 19% / reading 26%, grade F, #122 of 345 statewide, top 37%, 1,121 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.5%/yr); 201 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 35y 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 $116k; list at $189k implies a 63% gain — meaningful room to come down on a strong offer.

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 $160,213 (15.2% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $232,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3437 S 148th EastAvenue	0.13mi	3/2.0	1,349 (+2%)	4mo	$145,000	$107	87
15119 E 35th St	0.13mi	3/2.0	1,420 (+8%)	3mo	$175,000	$123	79
14811 E 32nd St	0.39mi	3/2.0	1,284 (-3%)	0mo	$205,000	$160	77
3804 S 146 EastAvenue	0.45mi	3/2.0	1,239 (-6%)	1mo	$234,000	$189	68
14827 E 39th St S	0.37mi	3/2.0	1,419 (+7%)	4mo	$250,000	$176	67
14715 E 39th St S	0.40mi	3/2.0	1,419 (+7%)	3mo	$259,999	$183	66
3740 S 150th EastAvenue	0.32mi	3/2.0	1,423 (+8%)	7mo	$256,350	$180	66
3743 S 153rd Ave E	0.38mi	3/2.0	1,431 (+8%)	4mo	$240,000	$168	65
14803 E 33rd Pl	0.24mi	3/2.0	1,512 (+14%)	1mo	$115,623	$76	64
14810 E 37th St	0.26mi	3/2.0	1,504 (+14%)	1mo	$250,000	$166	64
3727 S 151st East Ave	0.31mi	3/2.0	1,156 (-12%)	2mo	$225,000	$195	63
3938 S 148th EastPlace	0.49mi	3/2.0	1,456 (+10%)	4mo	$269,900	$185	57

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: -14.9%
• Equity multiple: 0.46×
• Total profit: $-28,367
• Equity at exit: $28,181

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-19,424
• Equity at exit: $16,341

Cash invested: $52,920 (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: 201
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$991
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $22

Break-even live

Break-even rent $1,574

Max offer price $189,000

Occupancy floor 94%

Sensitivity live

Price	-10% $129	-5% $76	+0% $22	+5% $-31	+10% $-85
Rent	-10% $-104	-5% $-41	+0% $22	+5% $86	+10% $149
Rate	-1.0pp $118	-0.5pp $71	base $22	+0.5pp $-27	+1.0pp $-76

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	13d	1	0.38mi
3121 S 145th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	825	$1,200	$1.45	5d	1	0.41mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	4d	1	0.84mi
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	23d	1	1.07mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	21d	1	1.22mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	25d	1	1.22mi
4020 S 130th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	737	$1,245	$1.69	23d	4	1.33mi
4104 S 130th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	750	$1,299	$1.73	13d	23	1.36mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	3d	1	1.40mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	25d	1	1.50mi

Listing history 14 events

1. 2026-05-29
   status Pending
2. 2026-05-27
   listed $189,000 Active
3. 2017-09-19
   soldstatus $116,000
4. 2017-09-15
   soldstatus $116,000 Closed 162-char remark

   Show marketing remark (162 chars)

   Beautiful home with many upgrades. New roof, new counter tops/backsplash, new stainless steel appliances, new flooring throughout, fresh paint, new vinyl windows.

5. 2017-08-16
   status Pending 162-char remark

   Show marketing remark (162 chars)

   Beautiful home with many upgrades. New roof, new counter tops/backsplash, new stainless steel appliances, new flooring throughout, fresh paint, new vinyl windows.

6. 2017-08-06
   listed $119,900 Active 162-char remark

   Show marketing remark (162 chars)

   Beautiful home with many upgrades. New roof, new counter tops/backsplash, new stainless steel appliances, new flooring throughout, fresh paint, new vinyl windows.

7. 2014-11-06
   soldstatus $111,100
8. 2014-07-18
   soldstatus $50,000
9. 2000-11-22
   soldstatus $75,000
10. 2000-11-17
    soldstatus $75,000 206-char remark

    Show marketing remark (206 chars)

    PC949 EAST TULSA STARTER HOME, NEW AIR/HEAT & ROOF, EXT. & INT. PAINT '97, VAULTED CEILINGS IN GRTRM, ROCK FP, DBL CLOSETS IN BR SEC SYS, TERMITE CONTRACT TRANSFERABLE, SHED STAYS, COVERED PATIO,

11. 2000-11-02
    historical 206-char remark

    Show marketing remark (206 chars)

    PC949 EAST TULSA STARTER HOME, NEW AIR/HEAT & ROOF, EXT. & INT. PAINT '97, VAULTED CEILINGS IN GRTRM, ROCK FP, DBL CLOSETS IN BR SEC SYS, TERMITE CONTRACT TRANSFERABLE, SHED STAYS, COVERED PATIO,

12. 2000-10-24
    listed $77,900 206-char remark

    Show marketing remark (206 chars)

    PC949 EAST TULSA STARTER HOME, NEW AIR/HEAT & ROOF, EXT. & INT. PAINT '97, VAULTED CEILINGS IN GRTRM, ROCK FP, DBL CLOSETS IN BR SEC SYS, TERMITE CONTRACT TRANSFERABLE, SHED STAYS, COVERED PATIO,

13. 1992-01-27
    soldstatus $61,000
14. 1991-08-12
    listed $63,000

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 3/10 Moderate 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: $19,226
• − Mortgage interest: −$10,587
• − Property taxes: −$2,080
• − Insurance: −$945
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$5,498
• Taxable loss: −$2,961
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $980/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

+200.0% since first listed

14 events — show timeline

• 2026-05-29 Pending — MLS Technology, Inc.
• 2026-05-27 Listed $189,000 MLS Technology, Inc.
• 2017-09-19 Sold (Public Records) $116,000 Public Records
• 2017-09-15 Sold (MLS) $116,000 MLS Technology, Inc.
• 2017-08-16 Pending — MLS Technology, Inc.
• 2017-08-06 Listed $119,900 MLS Technology, Inc.
• 2014-11-06 Sold (Public Records) $111,100 Public Records
• 2014-07-18 Sold (Public Records) $50,000 Public Records
• 2000-11-22 Sold (Public Records) $75,000 Public Records
• 2000-11-17 Sold (MLS) $75,000 MLS Technology, Inc.
• 2000-11-02 Listing Removed — MLS Technology, Inc.
• 2000-10-24 Listed $77,900 MLS Technology, Inc.
• 1992-01-27 Sold (Public Records) $61,000 Public Records
• 1991-08-12 Listed $63,000 MLS Technology, Inc.

Property tax history

+8.5%/yr

Latest (2025): $2,080 · +8.2% YoY. Source: county tax records.