110 N 44th WestAvenue · Tulsa, OK 74127

$162,500

4 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 44 Days on market

Built 1954 9,536 sqft lot Est $159k · at est.

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Why this score? — see what drove the C- 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +6.5/15.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large master bedroom, wood floors, great fixer-upper. This is a Fannie Mae HomePath property.

Key facts

• 9,536 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Built in public-records year (year built per public records)
• Exterior features: Concrete driveway; Deck; Chain link fencing; Mature trees on the lot

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Breakfast nook; Dining area combined with living space
• Bedrooms: Multiple first-floor bedrooms including a master bedroom with private bath; Additional bedrooms on the first floor (no attached baths)
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms (including a master bath and a hall bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Laminate counters; Storm windows with wood frames
• Laundry & utility: Washer hookup; Utility room located in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Rents rising (+2.5%/yr); 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $1,750/mo this rent would consume 45% of the median local household income ($46k/yr) (locally 782% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 44 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $35k; list at $162k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $157,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1954 — 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: 1.08% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $159,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 N 45th WestAvenue	0.24mi	3/1.0 (-1)	1,500 (0%)	3mo	$135,000	$90	79
329 S 45th WestAvenue	0.25mi	4/2.0	1,550 (+3%)	3mo	$164,000	$106	78
218 N 44th WestAvenue	0.12mi	3/2.0 (-1)	1,550 (+3%)	9mo	$158,000	$102	75
323 S 45th WestAvenue	0.24mi	3/2.0 (-1)	1,512 (+1%)	8mo	$72,000	$48	74
344 S 41st WestAvenue	0.35mi	4/1.5	1,383 (-8%)	7mo	$165,000	$119	65
4307 W Reconciliation Way	0.10mi	3/1.0 (-1)	1,344 (-10%)	10mo	$150,000	$112	63
5114 W 3rd St	0.52mi	3/2.0 (-1)	1,500 (0%)	10mo	$215,000	$143	60
5353 W 2nd St	0.69mi	3/2.0 (-1)	1,488 (-1%)	9mo	$135,000	$91	52
3504 W Edison St	0.68mi	4/3.0	1,562 (+4%)	9mo	$303,000	$194	48
4716 W 8th St	0.69mi	4/2.0	1,292 (-14%)	1mo	$158,000	$122	41
4138 W 8th St	0.66mi	3/2.0 (-1)	1,672 (+12%)	4mo	$119,900	$72	40
512 N 38th WestAvenue	0.58mi	3/2.0 (-1)	1,722 (+15%)	3mo	$180,000	$105	38

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,236
• Equity at exit: $24,229

10-year hold

• IRR: 5.4%
• Equity multiple: 1.39×
• Total profit: $17,730
• Equity at exit: $14,050

Cash invested: $45,500 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 115
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $331

Break-even live

Break-even rent $1,331

Max offer price $162,500

Occupancy floor 76%

Sensitivity live

Price	-10% $423	-5% $377	+0% $331	+5% $285	+10% $239
Rent	-10% $193	-5% $262	+0% $331	+5% $400	+10% $469
Rate	-1.0pp $413	-0.5pp $372	base $331	+0.5pp $289	+1.0pp $246

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5342 W 1st St Tulsa, OK	5.0	2.0	1380	$2,100	$1.52	3d	1	0.65mi
5330 W 2nd St Tulsa, OK	4.0	2.0	1212	$1,700	$1.40	3d	1	0.65mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	20d	1	1.17mi

Listing history 35 events

1. 2026-06-22
   days on market $162,500 Active 44 DOM
2. 2026-06-18
   days on market $162,500 Active 41 DOM
3. 2026-06-17
   days on market $162,500 Active 40 DOM
4. 2026-06-16
   days on market $162,500 Active 39 DOM
5. 2026-06-15
   days on market $162,500 Active 38 DOM
6. 2026-06-13
   days on market $162,500 Active 36 DOM
7. 2026-06-10
   days on market $162,500 Active 33 DOM
8. 2026-06-09
   days on market $162,500 Active 32 DOM
9. 2026-06-08
   days on market $162,500 Active 31 DOM
10. 2026-06-07
    days on market $162,500 Active 30 DOM
11. 2026-06-05
    days on market $162,500 Active 27 DOM
12. 2026-06-03
    days on market $162,500 Active 26 DOM
13. 2026-06-02
    days on market $162,500 Active 25 DOM
14. 2026-06-01
    days on market $162,500 Active 24 DOM
15. 2026-05-31
    days on market $162,500 Active 23 DOM
16. 2026-05-08
    listed $162,500 Active
17. 2014-10-24
    historical
18. 2014-06-23
    listed $69,900
19. 2014-04-12
    soldstatus $35,000 93-char remark

    Show marketing remark (93 chars)

    Large master bedroom, wood floors, great fixer-upper. This is a Fannie Mae HomePath property.

20. 2014-03-20
    historical 93-char remark

    Show marketing remark (93 chars)

    Large master bedroom, wood floors, great fixer-upper. This is a Fannie Mae HomePath property.

21. 2014-02-25
    historical
22. 2014-02-24
    listed $39,000 93-char remark

    Show marketing remark (93 chars)

    Large master bedroom, wood floors, great fixer-upper. This is a Fannie Mae HomePath property.

23. 2013-10-23
    listed $39,000
24. 2007-01-29
    soldstatus $45,000
25. 2007-01-17
    historical
26. 2006-10-19
    listed $51,900
27. 2006-10-19
    historical
28. 2006-09-25
    listed $59,900
29. 2006-09-13
    historical
30. 2006-06-14
    listed $63,900
31. 2000-06-20
    soldstatus $63,000
32. 2000-06-15
    soldstatus $62,900
33. 2000-05-03
    historical
34. 2000-02-28
    listed $62,900
35. 1987-04-24
    soldstatus $42,000

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,577 · $131/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $20,996
• − Mortgage interest: −$9,103
• − Property taxes: −$1,577
• − Insurance: −$812
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,727
• Taxable income: $1,417
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,631/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): 16,324
• Household income: $46,373
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 782.0

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 0.66)
• Race & ethnicity: White 50% Black 28% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -59.31%
• Current HPI: 231.5994
• Rent YoY: ▲ 2.45%
• 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

+286.9% since first listed

20 events — show timeline

• 2026-05-08 Listed $162,500 MLS Technology, Inc.
• 2014-10-24 Listing Removed — MLS Technology, Inc.
• 2014-06-23 Listed $69,900 MLS Technology, Inc.
• 2014-04-12 Sold (MLS) $35,000 MLS Technology, Inc.
• 2014-03-20 Listing Removed — MLS Technology, Inc.
• 2014-02-25 Listing Removed — MLS Technology, Inc.
• 2014-02-24 Listed $39,000 MLS Technology, Inc.
• 2013-10-23 Listed $39,000 MLS Technology, Inc.
• 2007-01-29 Sold (MLS) $45,000 MLS Technology, Inc.
• 2007-01-17 Listing Removed — MLS Technology, Inc.
• 2006-10-19 Listing Removed — MLS Technology, Inc.
• 2006-10-19 Listed $51,900 MLS Technology, Inc.
• 2006-09-25 Listed $59,900 MLS Technology, Inc.
• 2006-09-13 Listing Removed — MLS Technology, Inc.
• 2006-06-14 Listed $63,900 MLS Technology, Inc.
• 2000-06-20 Sold (Public Records) $63,000 Public Records
• 2000-06-15 Sold (MLS) $62,900 MLS Technology, Inc.
• 2000-05-03 Listing Removed — MLS Technology, Inc.
• 2000-02-28 Listed $62,900 MLS Technology, Inc.
• 1987-04-24 Sold (Public Records) $42,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,577 · +8.7% YoY. Source: county tax records.