231 E Mohawk Blvd · Tulsa, OK 74106

$85,000

2 bd · 1.0 ba · 708 sqft · SingleFamily public records · 154 Days on market

Built 1945 9,782 sqft lot ↓ 26% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Great investment opportunity or perfect for first time home buyer. Needs a little TLC. Minutes from downtown Tulsa. Easy access to expressway. Add your personal touch to make this your home.

Key facts

• 9,782 sq ft lot
• Garage
• Built 1945

Tags

• MINUTES FROM DOWNTOWN TULSA
• EASY ACCESS TO EXPRESSWAY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter; Partial fencing
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Aluminum siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch

Interior

• Kitchen: Built-in range; Oven; Range
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (first floor) with bathtub
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Vinyl windows; Laminate countertops; Cable TV available
• Laundry & utility: Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+3.5%/yr); 137 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $588 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($75k) 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.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1945 — 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: 1.19% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $55,224
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 E 27th Ct N	0.17mi	2/1.0	720 (+2%)	11mo	$60,000	$83	80
314 E Mohawk Blvd	0.09mi	2/1.0	812 (+15%)	2mo	$52,500	$65	70
307 E 27th Pl N	0.09mi	2/1.0	780 (+10%)	22mo	$27,000	$35	61
314 E Young Pl	0.30mi	2/1.0	780 (+10%)	20mo	$70,000	$90	53
2112 N Frankfort Pl	0.61mi	2/1.0	720 (+2%)	20mo	$115,000	$160	52
252 E 30th St N	0.28mi	3/1.0 (+1)	768 (+8%)	20mo	$60,000	$78	52
2738 N Main St	0.28mi	2/1.0	810 (+14%)	14mo	$78,000	$96	51
1011 E Zion Ct	0.74mi	2/1.0	720 (+2%)	16mo	$50,000	$69	49
1027 E 26th Pl N	0.73mi	2/1.0	680 (-4%)	21mo	$28,700	$42	42
2556 N Madison Ave	0.69mi	2/1.0	775 (+10%)	15mo	$55,000	$71	39
2520 N Madison Ave	0.71mi	2/2.0	800 (+13%)	5mo	$130,000	$163	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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $2,917
• Equity at exit: $12,674

10-year hold

• IRR: 13.2%
• Equity multiple: 2.08×
• Total profit: $25,594
• Equity at exit: $7,349

Cash invested: $23,800 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $253

Break-even live

Break-even rent $695

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 N Main St Tulsa, OK	1.0	1.0	600	$765	$1.27	3d	1	0.98mi
1202 N Boston Ave Tulsa, OK	1.0	1.0	728	$790	$1.09	23d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 154 DOM
2. 2026-06-17
   days on market $85,000 Active 153 DOM
3. 2026-06-16
   days on market $85,000 Active 152 DOM
4. 2026-06-15
   days on market $85,000 Active 151 DOM
5. 2026-06-13
   days on market $85,000 Active 149 DOM
6. 2026-06-10
   days on market $85,000 Active 146 DOM
7. 2026-06-09
   days on market $85,000 Active 145 DOM
8. 2026-06-08
   days on market $85,000 Active 144 DOM
9. 2026-06-07
   days on market $85,000 Active 143 DOM
10. 2026-06-05
    days on market $85,000 Active 140 DOM
11. 2026-06-03
    days on market $85,000 Active 139 DOM
12. 2026-06-02
    days on market $85,000 Active 138 DOM
13. 2026-06-01
    days on market $85,000 Active 137 DOM
14. 2026-05-31
    days on market $85,000 Active 136 DOM
15. 2026-01-15
    listed $85,000 Active
16. 2026-01-14
    historical
17. 2026-01-07
    price $95,000
18. 2025-09-24
    price $105,000
19. 2025-07-14
    listed $115,000 Active

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $810 · $68/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 ≥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: $12,184
• − Mortgage interest: −$4,761
• − Property taxes: −$810
• − Insurance: −$425
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,473
• Taxable income: $1,766
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,618/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

-26.1% since first listed

5 events — show timeline

• 2026-01-15 Listed $85,000 MLS Technology, Inc.
• 2026-01-14 Listing Removed — MLS Technology, Inc.
• 2026-01-07 Price Changed $95,000 MLS Technology, Inc.
• 2025-09-24 Price Changed $105,000 MLS Technology, Inc.
• 2025-07-14 Listed $115,000 MLS Technology, Inc.

Property tax history

+7.0%/yr

Latest (2025): $810 · +8.7% YoY. Source: county tax records.