4015 W 43rd St · Tulsa, OK 74107

$100,000

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 243 Days on market

Built 1950 7,728 sqft lot Est $140k · 29% under

---

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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• 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 MLS

Great 1 story home on nice lot. 3 bedrooms, 1 bathroom, 1 car garage. Updated home including some original hardwood floors. Fully fenced yard, storm cellar & 10 x 14 workshop with electric.

Key facts

• Spacious lot
• 7,728 sq ft lot
• Garage

Tags

• FULLY FENCED BACKYARD
• SPACIOUS LOT
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 flat; 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $691 of loan paydown is wiped out by about $3k 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 243 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $47k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1950 — 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: 1.16% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $140,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3768 W 45th St	0.16mi	3/1.0	892 (-1%)	7mo	$165,000	$185	84
3508 W 41st St	0.40mi	3/1.0	905 (+0%)	3mo	$165,000	$182	79
4307 W 43rd St	0.19mi	2/1.0 (-1)	870 (-4%)	7mo	$135,000	$155	74
3703 W 42nd Pl	0.22mi	3/1.0	864 (-4%)	13mo	$145,000	$168	72
3743 W 45th St	0.17mi	3/1.0	1,026 (+14%)	4mo	$159,000	$155	66
4727 S 33 WestAvenue	0.64mi	3/1.0	918 (+2%)	6mo	$60,000	$65	62
4135 S 34th WestAvenue	0.45mi	3/1.0	962 (+6%)	8mo	$78,000	$81	61
3411 48th St	0.60mi	2/1.0 (-1)	936 (+4%)	1mo	$101,000	$108	61
4602 S 29th WestAvenue	0.74mi	2/1.0 (-1)	955 (+6%)	2mo	$138,000	$145	49
4701 S 32nd West Ave	0.65mi	2/2.0 (-1)	960 (+6%)	11mo	$178,000	$185	41
4833 S 33rd WestAvenue	0.74mi	2/1.0 (-1)	840 (-7%)	12mo	$45,000	$54	38
4839 S 34th WestAvenue	0.71mi	3/1.0	1,029 (+14%)	8mo	$125,000	$121	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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,996
• Equity at exit: $14,910

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $7,718
• Equity at exit: $8,646

Cash invested: $28,000 (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 74107

• Home prices YoY: -15.3%
• Rents YoY: 0.8%
• Active inventory: 99
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $247

Break-even live

Break-even rent $849

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $304	-5% $275	+0% $247	+5% $219	+10% $191
Rent	-10% $155	-5% $201	+0% $247	+5% $293	+10% $339
Rate	-1.0pp $298	-0.5pp $273	base $247	+0.5pp $221	+1.0pp $195

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3743 W 42nd Pl Tulsa, OK	2.0	1.0	856	$1,000	$1.17	2d	1	0.13mi
3722 W 44th St Tulsa, OK	3.0	1.0	1043	$1,150	$1.10	2d	1	0.20mi
4128 S 32nd West Ave Tulsa, OK	3.0	1.0	957	$1,175	$1.23	2d	1	0.55mi
4847 S 32nd West Ave Tulsa, OK	3.0	1.0	876	$1,200	$1.37	16d	1	0.83mi
4831 S 30th West Ave Tulsa, OK	2.0	1.0	748	$1,250	$1.67	3d	1	0.90mi
5031 S 30th West Ave Tulsa, OK	2.0	1.0	987	$1,095	$1.11	22d	1	0.99mi
4008 W 55th St Tulsa, OK	3.0	1.0	1118	$1,150	$1.03	2d	1	1.18mi
1913 W 50th St Tulsa, OK	3.0	2.0	1082	$1,195	$1.10	24d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $100,000 Active 243 DOM
2. 2026-06-17
   days on market $100,000 Active 242 DOM
3. 2026-06-16
   days on market $100,000 Active 241 DOM
4. 2026-06-15
   days on market $100,000 Active 240 DOM
5. 2026-06-13
   days on market $100,000 Active 238 DOM
6. 2026-06-10
   days on market $100,000 Active 235 DOM
7. 2026-06-09
   days on market $100,000 Active 234 DOM
8. 2026-06-08
   days on market $100,000 Active 233 DOM
9. 2026-06-07
   days on market $100,000 Active 232 DOM
10. 2026-06-05
    days on market $100,000 Active 229 DOM
11. 2026-06-03
    days on market $100,000 Active 228 DOM
12. 2026-06-02
    days on market $100,000 Active 227 DOM
13. 2026-06-01
    days on market $100,000 Active 226 DOM
14. 2026-05-31
    days on market $100,000 Active 225 DOM
15. 2026-02-23
    status Pending
16. 2026-01-16
    price $100,000
17. 2025-09-24
    price $138,000
18. 2025-08-05
    price $142,000
19. 2025-07-18
    listed $147,000 Active
20. 2015-04-29
    soldstatus $70,000
21. 2015-04-24
    soldstatus $69,900 195-char remark

    Show marketing remark (195 chars)

    Great 1 story home on nice lot. 3 bedrooms, 1 bathroom, 1 car garage. Updated home including some original hardwood floors. Fully fenced yard, storm cellar & 10 x 14 workshop with electric.

22. 2014-12-05
    listed $69,900 195-char remark

    Show marketing remark (195 chars)

    Great 1 story home on nice lot. 3 bedrooms, 1 bathroom, 1 car garage. Updated home including some original hardwood floors. Fully fenced yard, storm cellar & 10 x 14 workshop with electric.

23. 2010-06-03
    historical 254-char remark

    Show marketing remark (254 chars)

    Must See! Completely updated throughout. New roof, bathroom, water heater, garbage disposal, & windows. Large efficient heat & A/C unit. Partially converted garage provides greater living space. 10x14 workshop w/ electric, A/C, & a porch!

24. 2010-05-28
    soldstatus $66,000
25. 2010-05-27
    soldstatus $65,900 254-char remark

    Show marketing remark (254 chars)

    Must See! Completely updated throughout. New roof, bathroom, water heater, garbage disposal, & windows. Large efficient heat & A/C unit. Partially converted garage provides greater living space. 10x14 workshop w/ electric, A/C, & a porch!

26. 2010-04-04
    listed $65,900 254-char remark

    Show marketing remark (254 chars)

    Must See! Completely updated throughout. New roof, bathroom, water heater, garbage disposal, & windows. Large efficient heat & A/C unit. Partially converted garage provides greater living space. 10x14 workshop w/ electric, A/C, & a porch!

27. 1999-06-02
    soldstatus $47,000
28. 1999-05-28
    soldstatus $47,000
29. 1999-03-31
    historical
30. 1999-02-06
    listed $47,513

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,254 · $104/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: $13,940
• − Mortgage interest: −$5,602
• − Property taxes: −$1,254
• − Insurance: −$500
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,909
• Taxable income: $1,445
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $2,619/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

+110.5% since first listed

16 events — show timeline

• 2026-02-23 Pending — MLS Technology, Inc.
• 2026-01-16 Price Changed $100,000 MLS Technology, Inc.
• 2025-09-24 Price Changed $138,000 MLS Technology, Inc.
• 2025-08-05 Price Changed $142,000 MLS Technology, Inc.
• 2025-07-18 Listed $147,000 MLS Technology, Inc.
• 2015-04-29 Sold (Public Records) $70,000 Public Records
• 2015-04-24 Sold (MLS) $69,900 MLS Technology, Inc.
• 2014-12-05 Listed $69,900 MLS Technology, Inc.
• 2010-06-03 Listing Removed — MLS Technology, Inc.
• 2010-05-28 Sold (Public Records) $66,000 Public Records
• 2010-05-27 Sold (MLS) $65,900 MLS Technology, Inc.
• 2010-04-04 Listed $65,900 MLS Technology, Inc.
• 1999-06-02 Sold (Public Records) $47,000 Public Records
• 1999-05-28 Sold (MLS) $47,000 MLS Technology, Inc.
• 1999-03-31 Listing Removed — MLS Technology, Inc.
• 1999-02-06 Listed $47,513 MLS Technology, Inc.

Property tax history

+2.4%/yr

Latest (2025): $1,254 · +8.7% YoY. Source: county tax records.