3205 S 127th East Ave · Tulsa, OK 74146

$170,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 15 Days on market

Built 1970 7,659 sqft lot Est $231k · 26% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming home tucked just off the street in a quiet partial cul-de-sac, offering both privacy and a welcoming neighborhood feel. This versatile property features 3 bedrooms, with the potential for a 4th bedroom or an expansive upstairs master suite complete with a cozy fireplace. The additional upstairs space can also serve as a den or second living area, with direct access to a private deck! Perfect for relaxing or entertaining. Enjoy a large, fully fenced backyard, ideal for pets, gatherings, or outdoor living. The home has seen many recent updates, including a new roof installed last year, as well as a new hot water tank and updated HVAC system (A/C and heat), giving peace of mind to fut

Key facts

• Private deck
• New hot water tank
• Updated hvac system

Tags

• PRIVATE DECK
• FULLY FENCED BACKYARD
• NEW ROOF
• NEW HOT WATER TANK
• UPDATED HVAC SYSTEM

Property features AI

Finance

• HOA & community: Gutters noted as a community/feature

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2-story home; Faces west; Slab foundation
• Construction: Built with brick, vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Patio; Privacy fencing; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range / Stove; Refrigerator; Plumbed for ice maker; Gas range/oven connections
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Programmable thermostat; Laminate counters; Aluminum window frames
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $152k (10.8% below list).
• Recommended offer: $152k (10.8% 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-.
• Union (urban): math 20% / reading 20% proficiency, ranked #160 of 270 in OK (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Union 6Th-7Th Grade Ctr (math 18% / reading 17%, grade F, #186 of 345 statewide, top 55%, 2,182 students, 0% FRL); Union Hs (math 22% / reading 31%, grade F, #139 of 447 statewide, top 31%, 3,355 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 32 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($47k/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 $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 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $170k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $151,562 (10.8% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $230,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3011 S 124th East Ave	0.31mi	3/2.0	1,449 (-7%)	3mo	$182,500	$126	67
13005 E 28th Pl	0.56mi	3/2.0	1,552 (-0%)	3mo	$198,000	$128	67
2925 S 125th EastAvenue	0.33mi	3/2.0	1,478 (-5%)	12mo	$201,000	$136	62
2816 S 124th EastAvenue	0.54mi	3/2.0	1,469 (-6%)	2mo	$225,000	$153	60
12209 E 30th Pl	0.32mi	3/2.0	1,408 (-10%)	10mo	$220,000	$156	57
2926 S 122nd EastAvenue	0.41mi	3/2.0	1,331 (-15%)	2mo	$200,000	$150	51
13713 E 30th Pl	0.73mi	3/2.0	1,609 (+3%)	8mo	$143,000	$89	50
2806 S 136th Ave	0.70mi	3/2.0	1,497 (-4%)	10mo	$240,000	$160	48
11720 E 28th St	0.66mi	4/2.0 (+1)	1,528 (-2%)	11mo	$215,000	$141	48
2721 S 121st EastAvenue	0.67mi	3/2.0	1,462 (-6%)	10mo	$215,000	$147	45
13059 E 28th Pl	0.60mi	3/2.0	1,356 (-13%)	8mo	$200,500	$148	39
13001 E 28th Pl	0.55mi	3/2.5	1,348 (-14%)	10mo	$199,000	$148	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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-24,677
• Equity at exit: $25,348

10-year hold

• IRR: -10.9%
• Equity multiple: 0.42×
• Total profit: $-27,843
• Equity at exit: $14,698

Cash invested: $47,600 (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 74146

• Rents YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$891
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $106

Break-even live

Break-even rent $1,382

Max offer price $170,000

Occupancy floor 88%

Sensitivity live

Price	-10% $202	-5% $154	+0% $106	+5% $57	+10% $9
Rent	-10% $-14	-5% $46	+0% $106	+5% $165	+10% $225
Rate	-1.0pp $191	-0.5pp $149	base $106	+0.5pp $61	+1.0pp $17

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	25d	1	0.11mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	25d	1	0.42mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	21d	1	0.42mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	4d	1	0.67mi
2444 S 121st East Ave Tulsa, OK	3.0	1.5	1168	$1,395	$1.19	25d	1	0.84mi
2756 S 114th East Ave Tulsa, OK	3.0	2.0	1120	$1,650	$1.47	25d	1	0.96mi
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	23d	1	0.98mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	3d	1	1.11mi
12111 E 21st Pl Tulsa, OK	3.0	1.0	1199	$1,395	$1.16	23d	1	1.14mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,499	$1.58	3d	4	1.43mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,439	$1.48	23d	4	1.43mi

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-04-09
   listed $170,000 Active
3. 2026-04-06
   historical
4. 2026-03-17
   listed $170,000 Active
5. 1989-07-24
   soldstatus $35,000

ⓘ 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: $1,554 · $130/mo
• Projected year-2 tax: $1,554 · $130/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 4/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,187
• − Mortgage interest: −$9,523
• − Property taxes: −$1,554
• − Insurance: −$850
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,945
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,649/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: Union
• NCES district ID: 4030600
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $52,744
• Composite: 18.18/100
• National rank: #8962
• State rank: #160 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): 16,507
• Household income: $46,865
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 755.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 28% White 24% Black 13% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 29% · Canada, Vietnam, Philippines
• Languages at home: 47% English-only · Spanish 49% Other Asian/Pacific 1% Vietnamese 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: ▼ -140.33%
• Current HPI: 214.8226
• Rent YoY: ▲ 0.43%
• 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

+385.7% since first listed

5 events — show timeline

• 2026-04-24 Pending — MLS Technology, Inc.
• 2026-04-09 Listed $170,000 MLS Technology, Inc.
• 2026-04-06 Listing Removed — MLS Technology, Inc.
• 2026-03-17 Listed $170,000 MLS Technology, Inc.
• 1989-07-24 Sold (Public Records) $35,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,554 · +20.5% YoY. Source: county tax records.