427 S Trenton Ave · Tulsa, OK 74120

$212,500

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 57 Days on market

Built 1910 7,000 sqft lot Est $174k · 22% over

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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).

• Cash flow +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this charming 3-bed, 2-bath home, freshly updated and ready for you! Featuring new windows, flooring, and paint, the interior feels bright and inviting. The kitchen shines with modern cabinets, granite countertops, and stainless steel appliances. Both bathrooms showcase new tile for a contemporary feel. Stay cozy with a new hot water heater and AC unit. Outside, a lovely landscape complements the brand-new back deck. This home offers style, function, and a turnkey experience for its new owners.

Key facts

• Updated bathrooms
• Updated kitchen
• 7,000 sq ft lot

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• OVERSIZED LIVING AREA

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Built from vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Storage structure; Chain link full fencing

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator; Disposal; Granite counters
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Electric range connection; Gas oven connection; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $195k (8.1% below list).
• Recommended offer: $195k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 (+1.2%/yr); 30 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 34% of the median local income ($68k/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 $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 57 days — a 3% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $195,299 (8.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 0.92% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $174,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1739 E 8th St	0.39mi	3/2.0	1,248 (-2%)	2mo	$110,000	$88	72
410 S Xanthus Ave	0.29mi	3/2.0	1,344 (+5%)	3mo	$245,000	$182	72
601 S Yorktown Ave	0.44mi	3/2.0	1,300 (+2%)	6mo	$235,000	$181	68
1737 E 8th St	0.39mi	2/2.0 (-1)	1,245 (-3%)	2mo	$100,000	$80	67
56 N Xanthus Ave	0.57mi	2/1.0 (-1)	1,310 (+2%)	1mo	$127,000	$97	64
1020 S Quincy Ave	0.51mi	2/1.0 (-1)	1,194 (-7%)	1mo	$103,500	$87	59
333 S Zunis Ave	0.46mi	3/2.0	1,162 (-9%)	7mo	$120,000	$103	53
2125 E 2nd St	0.49mi	3/2.0	1,414 (+10%)	3mo	$230,000	$163	53
2236 E 7th St	0.60mi	2/1.0 (-1)	1,216 (-5%)	12mo	$140,000	$115	48
714 N Quincy Ave	0.74mi	3/2.0	1,240 (-3%)	10mo	$195,000	$157	47
1123 S Newport Ave	0.73mi	3/2.0	1,472 (+15%)	0mo	$200,000	$136	37
2504 E 4th St	0.73mi	2/1.0 (-1)	1,093 (-15%)	4mo	$179,000	$164	33

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-30,785
• Equity at exit: $31,684

10-year hold

• IRR: -9.2%
• Equity multiple: 0.47×
• Total profit: $-31,320
• Equity at exit: $18,373

Cash invested: $59,500 (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 74120

• Home prices YoY: -29.1%
• Rents YoY: 1.2%
• Active inventory: 30
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,114
• Tax from tax record: −$228 /mo · $2,742/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $111

Break-even live

Break-even rent $1,812

Max offer price $212,500

Occupancy floor 89%

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,995	$2.63	1d	10	0.46mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	3d	1	0.64mi
1201 S Rockford Ave Unit 11 Tulsa, OK	2.0	1.5	920	$885	$0.96	23d	1	0.66mi
1201 S Rockford Ave Unit 7 Tulsa, OK	2.0	1.5	920	$875	$0.95	3d	1	0.66mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,787	$2.45	1d	10	0.71mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	3d	1	0.80mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	11d	1	0.81mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	23d	1	0.81mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	1d	3	0.85mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	0.91mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	23d	1	0.91mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	2d	1	0.92mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	23d	3	0.93mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	2d	1	0.94mi
1411 S Quaker Ave Tulsa, OK	2.0	1.5–2.5	1200	$2,049	$1.71	14d	2	0.95mi
1428 S Quincy Ave Unit C Tulsa, OK	2.0	2.5	1756	$3,700	$2.11	3d	1	0.96mi
1214 S Elgin Ave Unit 5 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	23d	1	0.98mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	23d	1	0.98mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	1d	28	1.00mi
1139 S Birmingham Ave Tulsa, OK	3.0	2.0	1725	$2,100	$1.22	23d	1	1.05mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.07mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.07mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	1d	4	1.07mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	1d	1	1.09mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	1.15mi
6 E 5th St Unit 105 Tulsa, OK	2.0	2.0	1361	$2,450	$1.80	21d	1	1.18mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	15d	4	1.18mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	21d	1	1.18mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	3d	1	1.19mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,499	$2.80	1d	5	1.20mi
1616 S Peoria Ave #4 Tulsa, OK	2.0	2.5	1688	$1,900	$1.13	23d	1	1.21mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	1d	13	1.23mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	23d	1	1.23mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	1d	6	1.24mi
1736 S Xanthus Ave Tulsa, OK	2.0	1.0	1328	$1,450	$1.09	3d	1	1.29mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$2,906	$2.69	15d	3	1.30mi
403 S Cheyenne Ave Tulsa, OK	2.0	1.0–2.0	750	$1,799	$2.40	1d	8	1.34mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	1.35mi
2508 E 17th St Tulsa, OK	2.0	1.0	1180	$1,600	$1.36	14d	1	1.41mi
1000 S Denver Ave Tulsa, OK	1.0–2.0	1.0–2.0	940	$1,546	$1.64	1d	19	1.44mi

Listing history 31 events

1. 2026-06-18
   days on market $212,500 Active 57 DOM
2. 2026-06-17
   days on market $212,500 Active 56 DOM
3. 2026-06-16
   days on market $212,500 Active 55 DOM
4. 2026-06-15
   days on market $212,500 Active 54 DOM
5. 2026-06-13
   days on market $212,500 Active 52 DOM
6. 2026-06-10
   days on market $212,500 Active 49 DOM
7. 2026-06-09
   days on market $212,500 Active 48 DOM
8. 2026-06-08
   days on market $212,500 Active 47 DOM
9. 2026-06-07
   days on market $212,500 Active 46 DOM
10. 2026-06-05
    pricedays on market $212,500 Active 43 DOM
11. 2026-06-03
    days on market $215,000 Active 42 DOM
12. 2026-06-02
    days on market $215,000 Active 41 DOM
13. 2026-06-01
    days on market $215,000 Active 40 DOM
14. 2026-05-31
    days on market $215,000 Active 39 DOM
15. 2026-05-02
    price $215,000
16. 2026-04-22
    listed $230,000 Active
17. 2024-06-21
    soldstatus $186,000
18. 2024-06-14
    soldstatus $186,000 Closed 509-char remark

    Show marketing remark (509 chars)

    Step into this charming 3-bed, 2-bath home, freshly updated and ready for you! Featuring new windows, flooring, and paint, the interior feels bright and inviting. The kitchen shines with modern cabinets, granite countertops, and stainless steel appliances. Both bathrooms showcase new tile for a contemporary feel. Stay cozy with a new hot water heater and AC unit. Outside, a lovely landscape complements the brand-new back deck. This home offers style, function, and a turnkey experience for its new owners.

19. 2024-05-16
    status Pending 509-char remark

    Show marketing remark (509 chars)

    Step into this charming 3-bed, 2-bath home, freshly updated and ready for you! Featuring new windows, flooring, and paint, the interior feels bright and inviting. The kitchen shines with modern cabinets, granite countertops, and stainless steel appliances. Both bathrooms showcase new tile for a contemporary feel. Stay cozy with a new hot water heater and AC unit. Outside, a lovely landscape complements the brand-new back deck. This home offers style, function, and a turnkey experience for its new owners.

20. 2024-05-09
    listed $187,500 Active 509-char remark

    Show marketing remark (509 chars)

    Step into this charming 3-bed, 2-bath home, freshly updated and ready for you! Featuring new windows, flooring, and paint, the interior feels bright and inviting. The kitchen shines with modern cabinets, granite countertops, and stainless steel appliances. Both bathrooms showcase new tile for a contemporary feel. Stay cozy with a new hot water heater and AC unit. Outside, a lovely landscape complements the brand-new back deck. This home offers style, function, and a turnkey experience for its new owners.

21. 2024-04-19
    historical
22. 2024-04-11
    price $194,900
23. 2024-03-14
    price $199,900
24. 2024-02-26
    price $204,900
25. 2024-02-17
    price $209,900
26. 2024-01-28
    historical $1,545
27. 2024-01-26
    listed $214,900 Active
28. 2023-12-18
    listed $1,545
29. 2023-07-18
    historical
30. 2022-11-17
    historical
31. 2021-12-28
    soldstatus $96,000

ⓘ 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: $2,742 · $228/mo
• Projected year-2 tax: $2,742 · $228/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,436
• − Mortgage interest: −$11,903
• − Property taxes: −$2,742
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$6,182
• Taxable loss: −$2,203
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $1,866/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): 5,195
• Household income: $68,255
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 395.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 11% Native American 4% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 2%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Korean 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: ▼ -116.41%
• Current HPI: 283.1716
• Rent YoY: ▲ 1.21%
• 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

+124.0% since first listed

17 events — show timeline

• 2026-05-02 Price Changed $215,000 MLS Technology, Inc.
• 2026-04-22 Listed $230,000 MLS Technology, Inc.
• 2024-06-21 Sold (Public Records) $186,000 Public Records
• 2024-06-14 Sold (MLS) $186,000 MLS Technology, Inc.
• 2024-05-16 Pending — MLS Technology, Inc.
• 2024-05-09 Listed $187,500 MLS Technology, Inc.
• 2024-04-19 Listing Removed — MLS Technology, Inc.
• 2024-04-11 Price Changed $194,900 MLS Technology, Inc.
• 2024-03-14 Price Changed $199,900 MLS Technology, Inc.
• 2024-02-26 Price Changed $204,900 MLS Technology, Inc.
• 2024-02-17 Price Changed $209,900 MLS Technology, Inc.
• 2024-01-28 Rental Removed $1,545 APPFOLIO
• 2024-01-26 Listed $214,900 MLS Technology, Inc.
• 2023-12-18 Listed for Rent $1,545 APPFOLIO
• 2023-07-18 Rental Removed — APPFOLIO
• 2022-11-17 Rental Removed — APPFOLIO
• 2021-12-28 Sold (Public Records) $96,000 Public Records

Property tax history

+19.4%/yr

Latest (2025): $2,742 · +318.0% YoY. Source: county tax records.