407 S Xanthus Ave · Tulsa, OK 74104

$60,000

3 bd · 1.5 ba · 975 sqft · SingleFamily public records · 2 Days on market

Built 1984 9,500 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New carpet! Nice home near TU & Pearl District. Great buy! Motivated seller!

Key facts

• Large lot
• Large back yard
• Mature trees

Tags

• LARGE LOT
• LARGE BACK YARD
• MATURE TREES

Property features AI

Finance

• Financial info: Annual tax amount listed (financial details provided separately)

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Entry level: first floor
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Slab foundation; Built (year per public records)
• Exterior features: Concrete driveway; Patio; Partial fencing; Mature trees on the lot; No additional exterior features listed

Interior

• Kitchen: Eat-in kitchen; Range / Stove
• Bedrooms: Master bedroom with private bath (first floor); Two additional bedrooms without private baths (first floor)
• Bathrooms: One full bathroom with bathtub (hall bath, first floor); One half bathroom (first floor); Master bathroom (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet available; Cable TV available; Wired for data; Ceiling fan(s); Aluminum frame windows
• Laundry & utility: Indoor utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 25.4% 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 fast (+5.8%/yr); 82 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 ($55k/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 $415 of loan paydown is wiped out by about $2k 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 + 5.8% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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.

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 $60,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.93% ✓
• Cap rate: 25.40%
• Cash-on-cash: 68.24%
• DSCR: 4.04
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $165,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 S Xanthus Ave	0.00mi	3/1.5	975 (0%)	0mo	$60,000	$62	100
519 S Yorktown Ave	0.12mi	2/1.0 (-1)	1,056 (+8%)	3mo	$185,000	$175	71
520 S Wheeling Ave E	0.14mi	2/1.0 (-1)	901 (-8%)	4mo	$162,500	$180	70
2215 E 8th St	0.37mi	2/1.0 (-1)	1,000 (+3%)	2mo	$200,000	$200	70
2604 E 2nd St	0.57mi	2/1.0 (-1)	977 (+0%)	0mo	$181,300	$186	66
2718 4th St	0.70mi	3/1.0	1,025 (+5%)	4mo	$125,000	$122	53
2504 E 4th St	0.42mi	2/1.0 (-1)	1,093 (+12%)	4mo	$179,000	$164	50
2516 E 3rd St	0.46mi	2/1.0 (-1)	1,088 (+12%)	3mo	$174,500	$160	50
2717 E 3rd St	0.71mi	2/1.0 (-1)	972 (-0%)	11mo	$223,000	$229	50
2532 E 4th St	0.49mi	2/2.0 (-1)	1,088 (+12%)	6mo	$185,000	$170	46
1122 S Xanthus Pl	0.54mi	2/1.0 (-1)	832 (-15%)	2mo	$86,000	$103	42
711 N Gillette Ave	0.69mi	2/1.0 (-1)	1,090 (+12%)	12mo	$183,000	$168	31

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 · 5.8% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 4.35×
• Total profit: $56,265
• Equity at exit: $8,946

10-year hold

• IRR: 75.7%
• Equity multiple: 9.91×
• Total profit: $149,664
• Equity at exit: $5,188

Cash invested: $16,800 (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 74104

• Rents YoY: 5.8%
• Active inventory: 82
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$315
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $955

Break-even live

Break-even rent $551

Max offer price $60,000

Occupancy floor 41%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	23d	1	0.47mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,787	$2.45	1d	10	0.50mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	3d	1	0.54mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	3d	1	0.55mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	0.63mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	23d	1	0.75mi
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,995	$2.63	1d	10	0.76mi
1125 S Quincy Ave Unit 1127-1 Tulsa, OK	2.0	1.0	740	$950	$1.28	3d	1	0.79mi
1201 S Rockford Ave Unit 11 Tulsa, OK	2.0	1.5	920	$885	$0.96	23d	1	0.81mi
1201 S Rockford Ave Unit 7 Tulsa, OK	2.0	1.5	920	$875	$0.95	3d	1	0.81mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	0.82mi
1420 S Trenton Ave Tulsa, OK	1.0–2.0	1.0	645	$1,050	$1.63	3d	3	1.00mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	1.03mi
1140 S College Ave Unit C Tulsa, OK	2.0	1.5	840	$1,650	$1.96	23d	1	1.09mi
1411 S Quaker Ave Tulsa, OK	2.0	1.5–2.5	1200	$2,049	$1.71	14d	2	1.10mi
1115 S College Ave Unit 16 Tulsa, OK	2.0	1.0	775	$1,275	$1.65	23d	1	1.10mi
1428 S Quaker Ave Tulsa, OK	2.0	1.0	850	$1,225	$1.44	3d	1	1.14mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	1d	3	1.18mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	23d	3	1.26mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	2d	1	1.27mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	23d	1	1.33mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	1d	28	1.34mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	1.35mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	15d	1	1.36mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.39mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	1d	4	1.40mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.40mi

Listing history 10 events

1. 2026-05-10
   status Pending
2. 2026-05-07
   listed $60,000 Active
3. 2014-09-18
   soldstatus $60,000
4. 2013-12-12
   soldstatus $36,000 83-char remark

   Show marketing remark (83 chars)

   New carpet! Nice home near TU & Pearl District. Great buy! Motivated seller!

5. 2013-11-25
   historical 83-char remark

   Show marketing remark (83 chars)

   New carpet! Nice home near TU & Pearl District. Great buy! Motivated seller!

6. 2013-10-17
   historical
7. 2013-10-16
   listed $44,900 83-char remark

   Show marketing remark (83 chars)

   New carpet! Nice home near TU & Pearl District. Great buy! Motivated seller!

8. 2013-04-17
   historical
9. 2013-04-16
   listed $44,900
10. 2012-10-16
    listed $49,900

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $1,145 · $95/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 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,121
• − Mortgage interest: −$3,361
• − Property taxes: −$1,145
• − Insurance: −$300
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$1,745
• Taxable income: $11,191
• Est. tax owed @ 24.0%: −$2,686
• After-tax cash flow: $8,779/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): 12,806
• Household income: $54,691
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 700.0

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 0.57)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 12% Black 7% Native American 5% Asian 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 12% Arabic 2% Other Asian/Pacific 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: ▼ -322.78%
• Current HPI: 306.7856
• Rent YoY: ▲ 5.80%
• 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

+20.2% since first listed

10 events — show timeline

• 2026-05-10 Pending — MLS Technology, Inc.
• 2026-05-07 Listed $60,000 MLS Technology, Inc.
• 2014-09-18 Sold (Public Records) $60,000 Public Records
• 2013-12-12 Sold (MLS) $36,000 MLS Technology, Inc.
• 2013-11-25 Listing Removed — MLS Technology, Inc.
• 2013-10-17 Listing Removed — MLS Technology, Inc.
• 2013-10-16 Listed $44,900 MLS Technology, Inc.
• 2013-04-17 Listing Removed — MLS Technology, Inc.
• 2013-04-16 Listed $44,900 MLS Technology, Inc.
• 2012-10-16 Listed $49,900 MLS Technology, Inc.

Property tax history

+4.4%/yr

Latest (2025): $1,145 · +8.6% YoY. Source: county tax records.