2014 N Delaware Pl · Tulsa, OK 74110

$155,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 35 Days on market

Built 1950 9,504 sqft lot Est $108k · 43% over

---

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 +11.0/30.0
• Appreciation +9.3/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Beautifully remodeled 3-bedroom, 1-bath home with an open and airy floor plan. The updated kitchen features upgraded countertops, a peninsula with bar seating, and an eat-in dining area, all open to the living room. The spacious bathroom offers double sinks, a unique soaking tub with a shower, plus a separate walk-in shower. Additional highlights include beautiful flooring, new carpet with hardwood floors underneath, laundry in the garage, and a massive, fully fenced backyard perfect for entertaining, pets, or relaxing. This house is on a quiet dead end street. Qualifies for FHA, VA, 184, and Conventional financing!

Key facts

• Double sinks
• Eat-in dining area
• Spacious bathroom

Tags

• REMODELED HOME
• UPDATED KITCHEN
• PENINSULA WITH BAR SEATING
• EAT-IN DINING AREA
• SPACIOUS BATHROOM
• DOUBLE SINKS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Patio; Chain link fencing

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Oven; Range / Stove
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom with separate shower, bathtub and double sink (hall bath) on the first floor
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Storm windows; Granite counters; High-speed internet available; Cable TV available; Wired for data; Electric range connection; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room accessed from garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-66 ($-791/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (29.3% below list).
• Recommended offer: $110k (29.3% below list) — sets the bar for 1% rule.

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-.
• 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.
• Zoned schools: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.8%/yr); 58 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 32y 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 $31k; list at $155k implies a 400% 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,625 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.71% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $108,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2018 N Delaware Pl	0.01mi	3/1.0	888 (0%)	3mo	$153,000	$172	97
2032 N Evanston Pl	0.13mi	3/1.0	912 (+3%)	2mo	$61,000	$67	88
2918 E Woodrow St	0.19mi	2/1.0 (-1)	876 (-1%)	2mo	$62,500	$71	83
1901 N Atlanta Ave	0.42mi	3/1.0	909 (+2%)	0mo	$131,500	$145	76
3116 E Woodrow St	0.29mi	2/1.0 (-1)	910 (+2%)	10mo	$88,500	$97	69
2320 N Atlanta Pl	0.46mi	2/1.0 (-1)	910 (+2%)	2mo	$119,900	$132	68
1920 N Lewis Pl	0.48mi	2/1.0 (-1)	928 (+4%)	6mo	$35,000	$38	60
2915 E Virgin St	0.17mi	3/2.0	984 (+11%)	13mo	$88,000	$89	59
2211 N Knoxville Ave	0.74mi	3/1.0	864 (-3%)	7mo	$105,000	$122	55
1551 N Indianapolis Ave	0.69mi	2/1.0 (-1)	926 (+4%)	2mo	$132,500	$143	54
1840 N Louisville Ave	0.72mi	3/1.0	980 (+10%)	1mo	$80,000	$82	48
1308 N Delaware Pl	0.69mi	3/1.0	832 (-6%)	13mo	$136,900	$165	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.50×
• Total profit: $65,188
• Equity at exit: $125,132

10-year hold

• IRR: 18.0%
• Equity multiple: 5.38×
• Total profit: $190,075
• Equity at exit: $255,768

Cash invested: $43,400 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 58
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$813
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-66

Break-even live

Break-even rent $1,180

Max offer price $143,362

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-22	+0% $-66	+5% $-110	+10% $-154
Rent	-10% $-152	-5% $-109	+0% $-66	+5% $-23	+10% $21
Rate	-1.0pp $12	-0.5pp $-26	base $-66	+0.5pp $-106	+1.0pp $-147

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.14mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	5d	1	0.19mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	25d	1	0.45mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	5d	1	0.52mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	0.53mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	25d	1	0.83mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	5d	1	0.93mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	25d	1	1.04mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	25d	1	1.04mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	5d	1	1.50mi

Listing history 20 events

1. 2026-06-22
   days on market $155,000 Active 35 DOM
2. 2026-06-18
   days on market $155,000 Active 32 DOM
3. 2026-06-17
   price $155,000 Active 31 DOM
4. 2026-06-17
   days on market $160,000 Active 31 DOM
5. 2026-06-16
   days on market $160,000 Active 30 DOM
6. 2026-06-15
   days on market $160,000 Active 29 DOM
7. 2026-06-13
   days on market $160,000 Active 27 DOM
8. 2026-06-10
   days on market $160,000 Active 24 DOM
9. 2026-06-09
   days on market $160,000 Active 23 DOM
10. 2026-06-08
    days on market $160,000 Active 22 DOM
11. 2026-06-07
    days on market $160,000 Active 21 DOM
12. 2026-06-05
    days on market $160,000 Active 18 DOM
13. 2026-06-03
    days on market $160,000 Active 17 DOM
14. 2026-06-02
    days on market $160,000 Active 16 DOM
15. 2026-06-01
    days on market $160,000 Active 15 DOM
16. 2026-05-31
    days on market $160,000 Active 14 DOM
17. 2026-05-15
    listed $160,000 Active
18. 1994-10-18
    historical
19. 1994-04-21
    listed $29,500
20. 1987-06-01
    soldstatus $31,000

ⓘ 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: $654 · $54/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$741/yr (+$62/mo · 113.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,155
• − Mortgage interest: −$8,682
• − Property taxes: −$654
• − Insurance: −$775
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$4,509
• Taxable loss: −$3,570
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $66/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+416.1% since first listed

4 events — show timeline

• 2026-05-15 Listed $160,000 MLS Technology, Inc.
• 1994-10-18 Listing Removed — MLS Technology, Inc.
• 1994-04-21 Listed $29,500 MLS Technology, Inc.
• 1987-06-01 Sold (Public Records) $31,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $654 · +8.6% YoY. Source: county tax records.