13501 E 4th Pl · Tulsa, OK 74108

$150,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 121 Days on market

Built 1956 10,313 sqft lot ↓ 23% since listing

---

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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special with a lot of Potential! This 4-bedroom, 2 full bath home is situated on . 24 of an acre. Features a fully fenced backyard, covered front porch, and large living room. This property is in need of repairs and updates, making it an ideal project for investors or renovation enthusiasts. Bring us an offer! Cash or Construction Loan Only. Sold AS-IS. Utilities are not on.

Key facts

• Covered front porch
• Large living room
• 0.24 acre lot

Tags

• FULLY FENCED BACKYARD
• COVERED FRONT PORCH
• LARGE LIVING ROOM

Property features AI

Exterior

• Parking: Gravel driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: 2-story wood-frame home with wood siding; Faces south; Crawlspace foundation
• Construction: Built with wood frame and wood siding; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Patio; Gravel driveway; Full chain-link fencing; Shed(s); Additional land available

Interior

• Kitchen: Built-in range; Built-in oven
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Floor furnace; Propane heating; Central air conditioning
• Interior features: Aluminum-framed windows; Laminate counters; Gas range connection; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 25 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $4k 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 121 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $70k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1956 — 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: 1.01% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $316,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13242 E 4th Pl	0.09mi	3/2.0 (-1)	1,673 (-7%)	1mo	$295,000	$176	78
13236 E 4th Pl	0.10mi	3/2.0 (-1)	1,673 (-7%)	8mo	$295,000	$176	72
13832 E 12th St	0.64mi	3/2.5 (-1)	1,858 (+3%)	19mo	$251,000	$135	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,569
• Equity at exit: $22,365

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $14,842
• Equity at exit: $12,969

Cash invested: $42,000 (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 74108

• Home prices YoY: -6.2%
• Active inventory: 25
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $263

Break-even live

Break-even rent $1,177

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $348	-5% $306	+0% $263	+5% $221	+10% $179
Rent	-10% $144	-5% $204	+0% $263	+5% $323	+10% $383
Rate	-1.0pp $339	-0.5pp $302	base $263	+0.5pp $225	+1.0pp $185

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12804 E 13th St Tulsa, OK	3.0	1.5	1268	$1,550	$1.22	24d	1	0.93mi
11809 E 7th Pl Tulsa, OK	3.0	2.0	1383	$1,500	$1.08	24d	1	1.01mi
1541 S 137th East Ave Tulsa, OK	3.0	2.0	1313	$1,495	$1.14	4d	1	1.09mi
1707 S 138th East Ave Tulsa, OK	3.0	2.0	1437	$1,495	$1.04	24d	1	1.16mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 121 DOM
2. 2026-06-17
   days on market $150,000 Active 120 DOM
3. 2026-06-16
   days on market $150,000 Active 119 DOM
4. 2026-06-15
   days on market $150,000 Active 118 DOM
5. 2026-06-13
   days on market $150,000 Active 116 DOM
6. 2026-06-10
   days on market $150,000 Active 113 DOM
7. 2026-06-09
   days on market $150,000 Active 112 DOM
8. 2026-06-08
   pricedays on market $150,000 Active 111 DOM
9. 2026-06-07
   days on market $170,000 Active 110 DOM
10. 2026-06-05
    days on market $170,000 Active 107 DOM
11. 2026-06-03
    days on market $170,000 Active 106 DOM
12. 2026-06-02
    days on market $170,000 Active 105 DOM
13. 2026-06-01
    days on market $170,000 Active 104 DOM
14. 2026-05-31
    days on market $170,000 Active 103 DOM
15. 2026-05-09
    status Active
16. 2026-05-09
    price $170,000
17. 2026-04-28
    status Pending
18. 2026-03-06
    price $200,000
19. 2026-02-12
    status Active
20. 2026-02-01
    status Pending
21. 2026-01-26
    listed $220,000 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: $972 · $81/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$378/yr (+$32/mo · 38.9%)

ⓘ 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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,130
• − Mortgage interest: −$8,402
• − Property taxes: −$972
• − Insurance: −$750
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,364
• Taxable income: $741
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,984/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
• City population: 389,418
• Population (ZIP): 7,530

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 0.71)
• Race & ethnicity: White 47% Hispanic / Latino 23% Two or more races 20% Asian 8% Black 7% Native American 6%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 3% Serbian 2% Portuguese 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 21% Other Asian/Pacific 4% Vietnamese 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: ▼ -17.85%
• Current HPI: 272.2121
• Rent YoY: —
• Metro: —
• 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

-22.7% since first listed

7 events — show timeline

• 2026-05-09 Relisted — MLS Technology, Inc.
• 2026-05-09 Price Changed $170,000 MLS Technology, Inc.
• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-03-06 Price Changed $200,000 MLS Technology, Inc.
• 2026-02-12 Relisted — MLS Technology, Inc.
• 2026-02-01 Pending — MLS Technology, Inc.
• 2026-01-26 Listed $220,000 MLS Technology, Inc.

Property tax history

+3.9%/yr

Latest (2025): $972 · +8.6% YoY. Source: county tax records.