7360 E Newton St · Tulsa, OK 74115

$146,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 20 Days on market

Built 1953 7,440 sqft lot Est $129k · 14% 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 +16.4/30.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Remodeled and Move-In Ready! This 3 Bed/1 Bath Home Has Many NEW Upgrades in 2017: Roof, Plumbing, Flooring, Interior Paint, Fixtures, and a Complete Bathroom Remodel! Office Could Be 4th Bedroom. Centrally located. MUST SEE–Won't Last Long!

Key facts

• Central hvac
• Access to highways
• Carport

Tags

• HARDWOOD FLOORS
• CENTRAL HVAC
• CARPORT
• ACCESS TO HIGHWAYS

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Brick, block and vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Chain link fence; No other exterior features specified

Interior

• Kitchen: Dishwasher; Oven; Range / Stove; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Wood window frames; Laminate countertops; Gas range and gas oven connections
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $83 ($996/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 $136k (7.4% below list).
• Recommended offer: $136k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 fast (+4.6%/yr); 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 37% of the median local income ($45k/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 $4k 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 20 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y 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 $118k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $136,000 (7.4% below list)

Questions for the listing agent

1. Built in 1953 — 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: 0.93% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $128,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6840 E King St	0.43mi	3/1.0	1,173 (+4%)	4mo	$148,000	$126	70
1365 N 76th EastAvenue	0.18mi	2/1.0 (-1)	1,024 (-9%)	1mo	$145,000	$142	70
7842 E Latimer Pl	0.29mi	3/1.0	1,014 (-10%)	2mo	$115,000	$113	68
1044 N 77th EastAvenue	0.18mi	4/1.0 (+1)	1,248 (+11%)	2mo	$97,000	$78	68
6837 E King Pl	0.38mi	4/2.0 (+1)	1,093 (-3%)	3mo	$175,000	$160	65
1368 N 77th East Ave	0.23mi	2/1.0 (-1)	1,022 (-9%)	5mo	$81,000	$79	64
7138 E King Pl	0.29mi	3/1.0	996 (-12%)	4mo	$159,900	$161	64
6614 E Reading St	0.72mi	3/1.0	1,136 (+1%)	3mo	$129,900	$114	63
1532 N 68th EastAvenue	0.61mi	2/1.0 (-1)	1,146 (+2%)	2mo	$74,000	$65	62
806 N 78th EastAvenue	0.39mi	3/2.0	1,225 (+9%)	4mo	$240,000	$196	60
6710 E Independence Pl	0.61mi	4/1.0 (+1)	1,212 (+7%)	2mo	$138,000	$114	52
512 N 78th East Ave	0.67mi	3/2.0	1,296 (+15%)	4mo	$135,000	$104	36

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.60×
• Total profit: $-16,330
• Equity at exit: $21,903

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,856
• Equity at exit: $12,701

Cash invested: $41,132 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 89
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$770
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $83

Break-even live

Break-even rent $1,255

Max offer price $146,900

Occupancy floor 89%

Sensitivity live

Price	-10% $166	-5% $125	+0% $83	+5% $41	+10% $0
Rent	-10% $-24	-5% $29	+0% $83	+5% $137	+10% $190
Rate	-1.0pp $157	-0.5pp $120	base $83	+0.5pp $45	+1.0pp $6

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: $36,725
• Closing costs: $4,407
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 N Kingston Ave Tulsa, OK	4.0	1.0	1279	$1,350	$1.06	25d	1	1.03mi

Listing history 23 events

1. 2026-05-22
   price $146,900
2. 2026-05-08
   listed $150,000 Active
3. 2022-09-27
   soldstatus $118,000
4. 2018-04-26
   soldstatus $65,000
5. 2018-04-20
   soldstatus $65,000 Closed 253-char remark

   Show marketing remark (253 chars)

   Newly Remodeled and Move-In Ready! This 3 Bed/1 Bath Home Has Many NEW Upgrades in 2017: Roof, Plumbing, Flooring, Interior Paint, Fixtures, and a Complete Bathroom Remodel! Office Could Be 4th Bedroom. Centrally located. MUST SEE–Won't Last Long!

6. 2018-03-09
   status Pending 253-char remark

   Show marketing remark (253 chars)

   Newly Remodeled and Move-In Ready! This 3 Bed/1 Bath Home Has Many NEW Upgrades in 2017: Roof, Plumbing, Flooring, Interior Paint, Fixtures, and a Complete Bathroom Remodel! Office Could Be 4th Bedroom. Centrally located. MUST SEE–Won't Last Long!

7. 2018-02-10
   price $69,500 253-char remark

   Show marketing remark (253 chars)

   Newly Remodeled and Move-In Ready! This 3 Bed/1 Bath Home Has Many NEW Upgrades in 2017: Roof, Plumbing, Flooring, Interior Paint, Fixtures, and a Complete Bathroom Remodel! Office Could Be 4th Bedroom. Centrally located. MUST SEE–Won't Last Long!

8. 2018-01-21
   price $69,900 253-char remark

   Show marketing remark (253 chars)

   Newly Remodeled and Move-In Ready! This 3 Bed/1 Bath Home Has Many NEW Upgrades in 2017: Roof, Plumbing, Flooring, Interior Paint, Fixtures, and a Complete Bathroom Remodel! Office Could Be 4th Bedroom. Centrally located. MUST SEE–Won't Last Long!

9. 2018-01-01
   listed $74,900 Active 253-char remark

   Show marketing remark (253 chars)

   Newly Remodeled and Move-In Ready! This 3 Bed/1 Bath Home Has Many NEW Upgrades in 2017: Roof, Plumbing, Flooring, Interior Paint, Fixtures, and a Complete Bathroom Remodel! Office Could Be 4th Bedroom. Centrally located. MUST SEE–Won't Last Long!

10. 2008-08-14
    soldstatus $65,000
11. 2007-06-08
    soldstatus $50,000 77-char remark

    Show marketing remark (77 chars)

    Nice house with recent updates. Could be considered move-in ready. Sold As-Is

12. 2007-04-27
    historical 77-char remark

    Show marketing remark (77 chars)

    Nice house with recent updates. Could be considered move-in ready. Sold As-Is

13. 2007-04-13
    listed $55,000 77-char remark

    Show marketing remark (77 chars)

    Nice house with recent updates. Could be considered move-in ready. Sold As-Is

14. 2005-11-15
    historical
15. 2005-10-05
    listed $99,500
16. 1999-04-29
    soldstatus $47,500
17. 1999-04-23
    soldstatus $47,500
18. 1999-03-08
    historical
19. 1999-03-06
    listed $48,000
20. 1999-02-28
    historical
21. 1998-10-29
    historical
22. 1998-08-31
    listed $48,000
23. 1998-05-29
    listed $49,500

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $1,918 · $160/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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,320
• − Mortgage interest: −$8,229
• − Property taxes: −$1,918
• − Insurance: −$734
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,273
• Taxable loss: −$1,446
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,343/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): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• 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

+196.8% since first listed

23 events — show timeline

• 2026-05-22 Price Changed $146,900 MLS Technology, Inc.
• 2026-05-08 Listed $150,000 MLS Technology, Inc.
• 2022-09-27 Sold (Public Records) $118,000 Public Records
• 2018-04-26 Sold (Public Records) $65,000 Public Records
• 2018-04-20 Sold (MLS) $65,000 MLS Technology, Inc.
• 2018-03-09 Pending — MLS Technology, Inc.
• 2018-02-10 Price Changed $69,500 MLS Technology, Inc.
• 2018-01-21 Price Changed $69,900 MLS Technology, Inc.
• 2018-01-01 Listed $74,900 MLS Technology, Inc.
• 2008-08-14 Sold (Public Records) $65,000 Public Records
• 2007-06-08 Sold (MLS) $50,000 MLS Technology, Inc.
• 2007-04-27 Listing Removed — MLS Technology, Inc.
• 2007-04-13 Listed $55,000 MLS Technology, Inc.
• 2005-11-15 Listing Removed — MLS Technology, Inc.
• 2005-10-05 Listed $99,500 MLS Technology, Inc.
• 1999-04-29 Sold (Public Records) $47,500 Public Records
• 1999-04-23 Sold (MLS) $47,500 MLS Technology, Inc.
• 1999-03-08 Listing Removed — MLS Technology, Inc.
• 1999-03-06 Listed $48,000 MLS Technology, Inc.
• 1999-02-28 Listing Removed — MLS Technology, Inc.
• 1998-10-29 Listing Removed — MLS Technology, Inc.
• 1998-08-31 Listed $48,000 MLS Technology, Inc.
• 1998-05-29 Listed $49,500 MLS Technology, Inc.

Property tax history

+6.6%/yr

Latest (2025): $1,918 · +8.7% YoY. Source: county tax records.