1230 N Olympia Ave · Tulsa, OK 74127

$170,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 20 Days on market

Built 1950 8,217 sqft lot Est $160k · 6% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• ARV discount +4.7/15.0
• 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

Good opportunity. Please provide proof of funds or pre-qualification letter when presenting an offer

Key facts

• Bonus loft area
• Convenient location
• Open kitchen

Tags

• BONUS LOFT AREA
• OPEN KITCHEN
• VINYL AND WOOD FLOORING
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered porch and patio; Full privacy fencing; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range/Stove
• Bedrooms: Three bedrooms on the first floor (including a master bedroom)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Laminate countertops; Gas range/oven connections; Ventilation
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).
• At $1,875/mo this rent would consume 49% 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.
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $170k implies a 467% gain — meaningful room to come down on a strong offer.

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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.10% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $160,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1334 N Nogales Ave	0.12mi	2/1.0	1,304 (+4%)	7mo	$159,900	$123	83
1407 N Boston Ave	0.55mi	2/1.0	1,260 (0%)	8mo	$95,000	$75	68
923 N Denver Ave	0.44mi	3/1.0 (+1)	1,344 (+7%)	2mo	$96,500	$72	62
1228 N Main St	0.41mi	2/1.0	1,308 (+4%)	17mo	$191,000	$146	60
1315 N Cheyenne Ave	0.39mi	3/1.0 (+1)	1,092 (-13%)	1mo	$139,000	$127	53
1435 N Main St	0.52mi	2/1.0	1,350 (+7%)	14mo	$63,150	$47	52
1301 N Cheyenne Ave	0.39mi	2/1.0	1,379 (+9%)	18mo	$161,704	$117	51
1635 N Boston Ave	0.73mi	3/1.0 (+1)	1,210 (-4%)	12mo	$128,000	$106	44
1101 N Main St	0.50mi	3/2.0 (+1)	1,402 (+11%)	8mo	$303,000	$216	42
1104 N Boston Ave E	0.53mi	3/2.0 (+1)	1,402 (+11%)	6mo	$305,000	$218	42
1107 N Main St	0.50mi	3/2.0 (+1)	1,402 (+11%)	10mo	$291,746	$208	41
1803 W Haskell St	0.72mi	3/1.5 (+1)	1,336 (+6%)	13mo	$199,900	$150	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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,991
• Equity at exit: $25,348

10-year hold

• IRR: 8.0%
• Equity multiple: 1.59×
• Total profit: $28,203
• 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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$891
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $418

Break-even live

Break-even rent $1,346

Max offer price $170,000

Occupancy floor 73%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	23d	1	0.66mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$2,686	$2.20	1d	62	0.94mi
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	23d	1	1.15mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	19d	1	1.31mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.33mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	1.36mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	23d	1	1.36mi
245 E Young Pl Tulsa, OK	3.0	2.0	1528	$1,450	$0.95	16d	1	1.39mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.43mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	1d	4	1.43mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	1d	1	1.46mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	1d	28	1.47mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	2d	1	1.47mi
613 E Xyler St Tulsa, OK	1.0	1.0	1392	$875	$0.63	16d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $170,000 Active 20 DOM
2. 2026-06-17
   days on market $170,000 Active 19 DOM
3. 2026-06-16
   days on market $170,000 Active 18 DOM
4. 2026-06-15
   days on market $170,000 Active 17 DOM
5. 2026-06-13
   pricedays on market $170,000 Active 15 DOM
6. 2026-06-10
   days on market $185,000 Active 12 DOM
7. 2026-06-09
   days on market $185,000 Active 11 DOM
8. 2026-06-08
   days on market $185,000 Active 10 DOM
9. 2026-06-07
   days on market $185,000 Active 9 DOM
10. 2026-06-05
    days on market $185,000 Active 6 DOM
11. 2026-06-03
    days on market $185,000 Active 5 DOM
12. 2026-06-02
    days on market $185,000 Active 4 DOM
13. 2026-06-01
    days on market $185,000 Active 3 DOM
14. 2026-05-31
    days on market $185,000 Active 2 DOM
15. 2026-05-28
    listed $185,000 Active
16. 2008-11-17
    soldstatus $30,000 100-char remark

    Show marketing remark (100 chars)

    Good opportunity. Please provide proof of funds or pre-qualification letter when presenting an offer

17. 2008-10-27
    historical 100-char remark

    Show marketing remark (100 chars)

    Good opportunity. Please provide proof of funds or pre-qualification letter when presenting an offer

18. 2008-10-03
    historical

    Show marketing remark (100 chars)

    Good opportunity. Please provide proof of funds or pre-qualification letter when presenting an offer

19. 2008-10-03
    listed $36,000 100-char remark

    Show marketing remark (100 chars)

    Good opportunity. Please provide proof of funds or pre-qualification letter when presenting an offer

20. 2008-04-04
    listed $44,900
21. 2004-12-30
    soldstatus $65,500
22. 2004-10-18
    soldstatus $46,900
23. 2004-09-13
    historical
24. 2004-04-26
    listed $47,900

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$319/yr (+$27/mo · 26.3%)

ⓘ 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 ≥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: $22,501
• − Mortgage interest: −$9,523
• − Property taxes: −$1,211
• − Insurance: −$850
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$4,945
• Taxable income: $2,372
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $4,448/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 (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

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 · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

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

+286.2% since first listed

10 events — show timeline

• 2026-05-28 Listed $185,000 MLS Technology, Inc.
• 2008-11-17 Sold (MLS) $30,000 MLS Technology, Inc.
• 2008-10-27 Listing Removed — MLS Technology, Inc.
• 2008-10-03 Listed $36,000 MLS Technology, Inc.
• 2008-10-03 Listing Removed — MLS Technology, Inc.
• 2008-04-04 Listed $44,900 MLS Technology, Inc.
• 2004-12-30 Sold (Public Records) $65,500 Public Records
• 2004-10-18 Sold (MLS) $46,900 MLS Technology, Inc.
• 2004-09-13 Listing Removed — MLS Technology, Inc.
• 2004-04-26 Listed $47,900 MLS Technology, Inc.

Property tax history

+7.0%/yr

Latest (2025): $1,211 · +9.1% YoY. Source: county tax records.