13523 E 31st Pl · Tulsa, OK 74134

$175,000

3 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 128 Days on market

Built 1973 6,900 sqft lot Est $197k · 11% under

---

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 +16.7/30.0
• ARV discount +12.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see! Int. & Ext. painted 2001, brand-new carpet, cabinets/woodwork look new! Pretty corner FP, lots of attic storage, realtor feels house larger than CH records, huge master & great room! HWH new in '95, private drive for RV. Immaculate!

Key facts

• Walk-in closet
• Single-level layout
• Roof replaced

Tags

• ENCLOSED PATIO
• WALK-IN CLOSET
• SINGLE-LEVEL LAYOUT
• ROOF REPLACED
• UNION PUBLIC SCHOOL DISTRICT

Property features AI

Finance

• Other: Solar features (green energy)

Exterior

• Parking: Attached garage (2 spaces)
• Security: Owned security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof; Built from public records
• Exterior features: Enclosed patio; Patio; Privacy fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range / Stove; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Heat pump; Central air conditioning
• Interior features: Aluminum-framed windows; Laminate countertops; Ceiling fans; Electric range connection; Gas range connection; Wood-burning fireplace with gas starter
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $107 ($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 $155k (11.2% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• 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: Boevers Es (math 21% / reading 11%, grade F, #582 of 845 statewide, top 69%, 434 students, 0% FRL); 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 rising (+3.5%/yr); 201 active listings in the ZIP; 19 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).

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 128 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $84k; list at $175k implies a 108% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1973 — 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. 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?
8. 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.
9. 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.
10. 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: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $196,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13059 E 28th Pl	0.39mi	3/2.0	1,356 (+1%)	8mo	$200,500	$148	73
2745 S 138th EastAvenue	0.45mi	3/2.0	1,359 (+2%)	6mo	$145,333	$107	71
13110 E 29th St	0.32mi	3/2.0	1,235 (-8%)	3mo	$40,000	$32	70
13001 E 28th Pl	0.45mi	3/2.5	1,348 (+1%)	10mo	$199,000	$148	68
2838 S 138th EastAvenue	0.31mi	3/2.0	1,487 (+11%)	1mo	$211,000	$142	66
14124 E 26th St	0.64mi	3/2.0	1,312 (-2%)	4mo	$170,000	$130	64
14811 E 32nd St	0.72mi	3/2.0	1,284 (-4%)	0mo	$205,000	$160	60
13031 E 28th Pl	0.44mi	3/2.5	1,190 (-11%)	1mo	$120,000	$101	58
13038 E 27th Pl	0.53mi	3/2.0	1,230 (-8%)	9mo	$160,000	$130	54
14127 E 24th Pl	0.74mi	3/2.0	1,485 (+11%)	5mo	$218,500	$147	43
2423 S 140th East Ave	0.71mi	3/2.0	1,511 (+13%)	7mo	$223,000	$148	40
12906 E 25th St	0.72mi	2/2.0 (-1)	1,195 (-11%)	8mo	$198,500	$166	37

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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-20,736
• Equity at exit: $26,093

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,990
• 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 74134

• Home prices YoY: -25.5%
• Rents YoY: 3.5%
• Active inventory: 201
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$918
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $107

Break-even live

Break-even rent $1,419

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $206	-5% $157	+0% $107	+5% $58	+10% $8
Rent	-10% $-16	-5% $46	+0% $107	+5% $169	+10% $230
Rate	-1.0pp $195	-0.5pp $152	base $107	+0.5pp $62	+1.0pp $16

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	5d	1	0.13mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	25d	1	0.28mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	21d	1	0.28mi
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	23d	1	0.47mi
3121 S 145th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	825	$1,200	$1.45	5d	1	0.58mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	25d	1	0.69mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	3d	1	0.75mi
4020 S 130th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	737	$1,245	$1.69	23d	4	1.01mi
4104 S 130th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	750	$1,299	$1.73	13d	23	1.10mi
14826 E 39th St S Tulsa, OK	4.0	2.0	1691	$1,980	$1.17	13d	1	1.13mi
12525 E 41st St Tulsa, OK	1.0–2.0	1.0–2.0	775	$1,300	$1.68	23d	1	1.13mi
2444 S 121st East Ave Tulsa, OK	3.0	1.5	1168	$1,395	$1.19	25d	1	1.14mi
2319 S 119th East Ave Tulsa, OK	3.0	1.0	990	$1,365	$1.38	25d	1	1.21mi
12111 E 21st Pl Tulsa, OK	3.0	1.0	1199	$1,395	$1.16	23d	1	1.32mi
1707 S 138th East Ave Tulsa, OK	3.0	2.0	1437	$1,495	$1.04	25d	1	1.34mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,439	$1.48	23d	4	1.35mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,499	$1.58	3d	4	1.35mi
1541 S 137th East Ave Tulsa, OK	3.0	2.0	1313	$1,495	$1.14	5d	1	1.40mi
2756 S 114th East Ave Tulsa, OK	3.0	2.0	1120	$1,650	$1.47	25d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $175,000 Active 128 DOM
2. 2026-06-18
   days on market $175,000 Active 125 DOM
3. 2026-06-17
   days on market $175,000 Active 124 DOM
4. 2026-06-16
   days on market $175,000 Active 123 DOM
5. 2026-06-15
   days on market $175,000 Active 122 DOM
6. 2026-06-13
   days on market $175,000 Active 120 DOM
7. 2026-06-13
   days on market $175,000 Active 119 DOM
8. 2026-06-10
   days on market $175,000 Active 117 DOM
9. 2026-06-09
   days on market $175,000 Active 116 DOM
10. 2026-06-08
    days on market $175,000 Active 115 DOM
11. 2026-06-07
    days on market $175,000 Active 114 DOM
12. 2026-06-05
    days on market $175,000 Active 111 DOM
13. 2026-06-03
    days on market $175,000 Active 110 DOM
14. 2026-06-02
    days on market $175,000 Active 109 DOM
15. 2026-06-01
    days on market $175,000 Active 108 DOM
16. 2026-05-31
    days on market $175,000 Active 107 DOM
17. 2026-03-13
    status Active
18. 2026-01-14
    status Pending
19. 2025-12-11
    listed $175,000 Active
20. 2002-04-25
    soldstatus $84,000
21. 2002-04-19
    soldstatus $84,000 253-char remark

    Show marketing remark (253 chars)

    Must see! Int. & Ext. painted 2001, brand-new carpet, cabinets/woodwork look new! Pretty corner FP, lots of attic storage, realtor feels house larger than CH records, huge master & great room! HWH new in '95, private drive for RV. Immaculate!

22. 2002-04-16
    historical 253-char remark

    Show marketing remark (253 chars)

    Must see! Int. & Ext. painted 2001, brand-new carpet, cabinets/woodwork look new! Pretty corner FP, lots of attic storage, realtor feels house larger than CH records, huge master & great room! HWH new in '95, private drive for RV. Immaculate!

23. 2002-01-12
    listed $89,500 253-char remark

    Show marketing remark (253 chars)

    Must see! Int. & Ext. painted 2001, brand-new carpet, cabinets/woodwork look new! Pretty corner FP, lots of attic storage, realtor feels house larger than CH records, huge master & great room! HWH new in '95, private drive for RV. Immaculate!

24. 1991-09-05
    soldstatus $58,500

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$12/yr (+$1/mo · 0.8%)

ⓘ 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 7/10 Severe 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: $18,656
• − Mortgage interest: −$9,803
• − Property taxes: −$1,563
• − Insurance: −$875
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$5,091
• Taxable loss: −$1,660
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,686/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): 23,323
• Household income: $73,119
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 608.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 26% Two or more races 15% Black 10% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Asian/Pacific 3% Vietnamese 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: ▼ -68.07%
• Current HPI: 198.7031
• Rent YoY: ▲ 3.52%
• 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

+199.1% since first listed

8 events — show timeline

• 2026-03-13 Relisted — MLS Technology, Inc.
• 2026-01-14 Pending — MLS Technology, Inc.
• 2025-12-11 Listed $175,000 MLS Technology, Inc.
• 2002-04-25 Sold (Public Records) $84,000 Public Records
• 2002-04-19 Sold (MLS) $84,000 MLS Technology, Inc.
• 2002-04-16 Listing Removed — MLS Technology, Inc.
• 2002-01-12 Listed $89,500 MLS Technology, Inc.
• 1991-09-05 Sold (Public Records) $58,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,563 · +7.6% YoY. Source: county tax records.