1322 W Easton Pl · Tulsa, OK 74127

$175,000

3 bd · 1.5 ba · 1,432 sqft · SingleFamily public records · 137 Days on market

Built 1920 7,000 sqft lot Est $186k · 6% under

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Why this score? — see what drove the B- 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 +28.6/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• 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

TONS OF CHARM! TWO STORY HOME WITH LARGE FRONT PORCH. NEEDS SOME WORK. NO FHA OR VA. SELLER IS RELATED TO LISTING ASSOCIATE.

Key facts

• Old glass windows
• Large front porch
• Original wood floors

Tags

• HISTORIC PARK HILL ADDITION
• LARGE FRONT PORCH
• ORIGINAL WOOD FLOORS
• BUILT IN BUFFET
• OLD GLASS WINDOWS
• STAIN GLASS WINDOWS

Property features AI

Finance

• HOA & community: Sidewalks and gutters in the community

Exterior

• Parking: Detached garage with workshop space (1-car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable and high-speed internet available; Phone available
• Home design: Faces north; Basement and crawlspace foundation
• Construction: Stucco and vinyl siding over wood frame; Asphalt/fiberglass roof
• Exterior features: Covered, enclosed porch with deck; Stamped concrete driveway; Rain gutters; Chain link fencing; Mature trees on lot

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Master bedroom on first floor (no attached bath); Additional bedrooms on first and second floors (no attached baths)
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom with bathtub (hall bath); One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (two units)
• Interior features: Ceiling fan(s); Laminate counters; Wood and wood veneer trim and window frames; Storm windows and storm door(s); Gas range/oven connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room in basement (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+2.5%/yr); 113 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $2,071/mo this rent would consume 54% 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $64k; list at $175k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.18% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.17%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $186,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N Tacoma Ave	0.22mi	3/1.0	1,479 (+3%)	4mo	$117,000	$79	79
613 N Yukon Ave	0.48mi	3/2.0	1,456 (+2%)	7mo	$213,000	$146	67
1740 W Fairview St	0.29mi	2/1.5 (-1)	1,544 (+8%)	3mo	$167,000	$108	66
148 N Union Ave	0.33mi	4/2.0 (+1)	1,334 (-7%)	3mo	$73,000	$55	64
1815 W Cameron St	0.33mi	3/2.0	1,623 (+13%)	2mo	$240,000	$148	59
647 N Union Pl	0.32mi	3/1.5	1,612 (+13%)	8mo	$280,000	$174	57
1812 W Reconciliation Way	0.36mi	3/3.0	1,264 (-12%)	1mo	$245,000	$194	57
782 N Zenith Ave	0.66mi	3/2.0	1,346 (-6%)	1mo	$127,000	$94	56
923 N Denver Ave	0.73mi	3/1.0	1,344 (-6%)	2mo	$96,500	$72	52
1407 W Admiral Blvd	0.40mi	2/2.0 (-1)	1,260 (-12%)	7mo	$84,000	$67	48
704 N Zenith Ave	0.61mi	3/2.0	1,627 (+14%)	2mo	$265,000	$163	45
212 S Phoenix Ave	0.63mi	3/1.5	1,632 (+14%)	3mo	$212,000	$130	45

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $7,281
• Equity at exit: $26,093

10-year hold

• IRR: 12.9%
• Equity multiple: 2.00×
• Total profit: $48,901
• Equity at exit: $15,131

Cash invested: $49,000 (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: 113
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$918
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $578

Break-even live

Break-even rent $1,339

Max offer price $175,000

Occupancy floor 67%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	23d	1	0.43mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	1d	62	0.64mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	19d	1	0.75mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	23d	1	0.98mi
403 S Cheyenne Ave Tulsa, OK	2.0	1.0–2.0	750	$1,799	$2.40	1d	8	1.04mi
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	23d	1	1.04mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$2,906	$2.69	15d	3	1.07mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	1d	6	1.08mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,499	$2.80	1d	5	1.11mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	1d	13	1.14mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.14mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	1d	4	1.14mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.15mi
1303 S Lawton Ave Tulsa, OK	2.0	2.0	1250	$1,575	$1.26	3d	1	1.15mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	23d	1	1.16mi
6 E 5th St Unit 105 Tulsa, OK	2.0	2.0	1361	$2,450	$1.80	21d	1	1.19mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	21d	1	1.19mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	15d	4	1.19mi
1321 S Lawton Ave Tulsa, OK	2.0	2.0	1744	$1,623	$0.93	21d	1	1.19mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	1d	28	1.21mi
1000 S Denver Ave Tulsa, OK	1.0–2.0	1.0–2.0	940	$1,546	$1.64	1d	19	1.26mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	2d	1	1.27mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	23d	3	1.33mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	1d	3	1.36mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,409	$1.89	23d	28	1.44mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,375	$1.84	15d	1	1.44mi
1401 S Elwood Ave Tulsa, OK	3.0	1.0	1373	$1,850	$1.35	23d	1	1.47mi
7125 N 220th RD Tulsa, OK	2.0	1.0–2.0	750	$2,800	$3.73	10d	37	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 137 DOM
2. 2026-06-17
   days on market $175,000 Active 136 DOM
3. 2026-06-16
   days on market $175,000 Active 135 DOM
4. 2026-06-15
   days on market $175,000 Active 134 DOM
5. 2026-06-13
   days on market $175,000 Active 132 DOM
6. 2026-06-10
   days on market $175,000 Active 129 DOM
7. 2026-06-09
   days on market $175,000 Active 128 DOM
8. 2026-06-08
   days on market $175,000 Active 127 DOM
9. 2026-06-07
   days on market $175,000 Active 126 DOM
10. 2026-06-05
    days on market $175,000 Active 123 DOM
11. 2026-06-03
    days on market $175,000 Active 122 DOM
12. 2026-06-02
    days on market $175,000 Active 121 DOM
13. 2026-06-01
    days on market $175,000 Active 120 DOM
14. 2026-05-31
    days on market $175,000 Active 119 DOM
15. 2026-01-23
    listed $175,000 Active
16. 2005-12-14
    soldstatus $64,500
17. 2005-12-12
    soldstatus $64,500 124-char remark

    Show marketing remark (124 chars)

    TONS OF CHARM! TWO STORY HOME WITH LARGE FRONT PORCH. NEEDS SOME WORK. NO FHA OR VA. SELLER IS RELATED TO LISTING ASSOCIATE.

18. 2005-11-23
    historical 124-char remark

    Show marketing remark (124 chars)

    TONS OF CHARM! TWO STORY HOME WITH LARGE FRONT PORCH. NEEDS SOME WORK. NO FHA OR VA. SELLER IS RELATED TO LISTING ASSOCIATE.

19. 2005-09-19
    listed $72,500 124-char remark

    Show marketing remark (124 chars)

    TONS OF CHARM! TWO STORY HOME WITH LARGE FRONT PORCH. NEEDS SOME WORK. NO FHA OR VA. SELLER IS RELATED TO LISTING ASSOCIATE.

20. 2004-08-25
    historical
21. 2004-02-23
    listed $65,000

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$773/yr (+$64/mo · 96.4%)

ⓘ 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 · 17 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: $24,849
• − Mortgage interest: −$9,803
• − Property taxes: −$802
• − Insurance: −$875
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$5,091
• Taxable income: $4,303
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $5,909/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

+169.2% since first listed

7 events — show timeline

• 2026-01-23 Listed $175,000 MLS Technology, Inc.
• 2005-12-14 Sold (Public Records) $64,500 Public Records
• 2005-12-12 Sold (MLS) $64,500 MLS Technology, Inc.
• 2005-11-23 Listing Removed — MLS Technology, Inc.
• 2005-09-19 Listed $72,500 MLS Technology, Inc.
• 2004-08-25 Listing Removed — MLS Technology, Inc.
• 2004-02-23 Listed $65,000 MLS Technology, Inc.

Property tax history

-0.1%/yr

Latest (2025): $802 · +3.5% YoY. Source: county tax records.