4855 S Maybelle Ave · Tulsa, OK 74107

$139,900

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 70 Days on market

Built 1956 8,316 sqft lot Est $226k · 38% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is conveniently located just West of the River off of I-44. With close proximity to Hwy 75, I-44, Riverside & Peoria, you would have an easy commute no matter the direction. The spacious home features a large living, separate dining and a nice back yard with a large deck, making this the perfect home for any buyer. This home has a brand new roof and newly installed Luxury Vinyl Plank Flooring to the living room. Selling as-is

Key facts

• Large deck
• New roof
• 8,316 sq ft lot

Tags

• LARGE DECK
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 flat; 99 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 ($54k/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 $967 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 70 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 35y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.08% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $225,760
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4939 S Olympia Ave	0.21mi	3/2.0	1,650 (-1%)	3mo	$225,000	$136	83
1315 W 49th St	0.33mi	2/2.0 (-1)	1,540 (-7%)	0mo	$176,000	$114	63
4946 S Olympia Ave	0.23mi	3/1.5	1,516 (-9%)	14mo	$185,000	$122	62
4747 S Santa Fe Ave	0.37mi	3/2.0	1,487 (-10%)	3mo	$223,000	$150	59
4745 S Santa Fe Ave	0.37mi	3/2.0	1,433 (-14%)	19mo	$210,000	$147	40
1905 W 49th St	0.69mi	3/2.0	1,433 (-14%)	6mo	$165,000	$115	36
4603 S Waco Ave	0.72mi	4/1.5 (+1)	1,449 (-13%)	6mo	$200,000	$138	33
1919 W 47th St	0.75mi	4/2.0 (+1)	1,504 (-9%)	13mo	$179,000	$119	30

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-9,806
• Equity at exit: $20,860

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-672
• Equity at exit: $12,096

Cash invested: $39,172 (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 74107

• Home prices YoY: -15.3%
• Rents YoY: 0.8%
• Active inventory: 99
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $254

Break-even live

Break-even rent $1,191

Max offer price $139,900

Occupancy floor 78%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1913 W 50th St Tulsa, OK	3.0	2.0	1082	$1,195	$1.10	23d	1	0.72mi
1936 W 40th St Tulsa, OK	2.0	2.0	1286	$2,150	$1.67	21d	1	1.13mi
4328 S 27th West Ave Tulsa, OK	3.0	1.5	1606	$1,650	$1.03	23d	1	1.24mi
1115 E 48th Pl Tulsa, OK	3.0	1.5	1195	$1,500	$1.26	23d	1	1.36mi

Listing history 19 events

1. 2026-04-14
   status Pending
2. 2026-02-28
   price $139,900
3. 2026-02-03
   listed $147,900 Active
4. 2026-01-30
   historical
5. 2025-12-05
   price $148,000
6. 2025-10-16
   listed $159,900 Active
7. 2025-10-10
   price $159,900
8. 2025-10-10
   historical
9. 2025-10-02
   price $164,900
10. 2025-08-19
    status Active
11. 2025-06-23
    status Pending
12. 2025-04-09
    price $165,000
13. 2024-10-11
    listed $180,000 Active
14. 2019-10-28
    soldstatus $219,000
15. 2011-08-01
    soldstatus $34,500
16. 2011-07-18
    historical
17. 2011-03-28
    listed $38,900
18. 1992-01-17
    historical
19. 1991-07-17
    listed $45,000

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $1,792 · $149/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $18,153
• − Mortgage interest: −$7,837
• − Property taxes: −$1,792
• − Insurance: −$700
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,070
• Taxable income: $850
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,841/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): 19,013
• Household income: $53,505
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 667.0

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 0.63)
• Race & ethnicity: White 59% Two or more races 18% Hispanic / Latino 11% Black 8% Native American 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 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: ▼ -42.46%
• Current HPI: 235.2296
• Rent YoY: ▲ 0.78%
• 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

+210.9% since first listed

19 events — show timeline

• 2026-04-14 Pending — MLS Technology, Inc.
• 2026-02-28 Price Changed $139,900 MLS Technology, Inc.
• 2026-02-03 Listed $147,900 MLS Technology, Inc.
• 2026-01-30 Listing Removed — MLS Technology, Inc.
• 2025-12-05 Price Changed $148,000 MLS Technology, Inc.
• 2025-10-16 Listed $159,900 MLS Technology, Inc.
• 2025-10-10 Price Changed $159,900 MLS Technology, Inc.
• 2025-10-10 Listing Removed — MLS Technology, Inc.
• 2025-10-02 Price Changed $164,900 MLS Technology, Inc.
• 2025-08-19 Relisted — MLS Technology, Inc.
• 2025-06-23 Pending — MLS Technology, Inc.
• 2025-04-09 Price Changed $165,000 MLS Technology, Inc.
• 2024-10-11 Listed $180,000 MLS Technology, Inc.
• 2019-10-28 Sold (Public Records) $219,000 Public Records
• 2011-08-01 Sold (MLS) $34,500 MLS Technology, Inc.
• 2011-07-18 Listing Removed — MLS Technology, Inc.
• 2011-03-28 Listed $38,900 MLS Technology, Inc.
• 1992-01-17 Listing Removed — MLS Technology, Inc.
• 1991-07-17 Listed $45,000 MLS Technology, Inc.

Property tax history

+4.3%/yr

Latest (2025): $1,792 · +8.7% YoY. Source: county tax records.