3153 N Lansing Pl · Tulsa, OK 74106

$149,500

3 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 20 Days on market

Built 1955 7,200 sqft lot Est $135k · 10% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• ARV discount +2.8/15.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

NEW! NEW! NEW! This home is a MUST SEE! You name it and it's new! Welcome home! This beautiful remodel is conveniently located just minutes from downtown and backs up to the Osage Prairie Trail. The backyard is private and this home offers many perks. Easy access to expressways makes commuting simple. The home is completely remodeled and move-in ready with fresh paint, new ceiling fans, light fixtures, and appliances! New roof recently installed this year! New HVAC & hot water heater! Thoughtfully updated, the layout offers plenty of space and flexibility and makes a great space for entertaining. The living room features an electric fireplace for added coziness and style with hard

Key facts

• Hard wood floors
• Completely remodeled
• New hvac

Tags

• COMPLETELY REMODELED
• NEW ROOF
• NEW HVAC
• HOT WATER HEATER
• OPEN FLOORPLAN
• HARD WOOD FLOORS

Property features AI

Exterior

• Parking: Attached 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Faces west
• Construction: Built with brick and wood siding on wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Full chain-link fencing; Mature trees; Smoke detector(s); No safety shelter

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Electric water heater
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Laminate counters; Ceiling fan(s); Gas range and gas oven connections; Programmable thermostat; Crawl space basement; Fireplace with insert
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/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: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 45% of the median local income ($41k/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 $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 20 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $147,257 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.02% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $135,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3113 N Kenosha Ave	0.12mi	3/1.0	1,104 (+2%)	11mo	$90,000	$82	82
3178 N Hartford Pl	0.21mi	4/2.0 (+1)	1,150 (+6%)	4mo	$139,900	$122	67
3102 N Troost Ave	0.65mi	3/1.0	1,146 (+6%)	3mo	$170,000	$148	57
3226 N Garrison Ave	0.33mi	3/1.0	928 (-14%)	9mo	$136,000	$147	53
2813 N Iroquois Ave	0.37mi	3/2.0	1,189 (+10%)	12mo	$221,000	$186	52
610 E 27th Pl N	0.55mi	3/2.0	1,172 (+8%)	15mo	$139,900	$119	44
3723 N Lansing Pl	0.56mi	3/1.0	935 (-14%)	9mo	$67,500	$72	44
244 E 29th St N	0.69mi	3/1.0	1,011 (-7%)	17mo	$150,000	$148	42
247 E 27th Ct N	0.72mi	3/1.0	977 (-10%)	10mo	$112,000	$115	41
3318 N Garrison Ave	0.38mi	4/1.0 (+1)	936 (-14%)	20mo	$117,000	$125	38
3748 N Hartford Ave	0.66mi	4/2.0 (+1)	1,200 (+11%)	6mo	$150,000	$125	37
3759 N Hartford Ave	0.67mi	3/1.0	936 (-14%)	13mo	$126,000	$135	35

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-4,377
• Equity at exit: $22,291

10-year hold

• IRR: 7.4%
• Equity multiple: 1.57×
• Total profit: $23,966
• Equity at exit: $12,926

Cash invested: $41,860 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $299

Break-even live

Break-even rent $1,143

Max offer price $149,500

Occupancy floor 75%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 N Hartford Pl Tulsa, OK	4.0	1.0	1176	$1,500	$1.28	3d	1	0.21mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	15d	1	1.05mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	23d	1	1.05mi
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	15d	1	1.09mi

Listing history 14 events

1. 2026-06-18
   days on market $149,500 Active 20 DOM
2. 2026-06-17
   days on market $149,500 Active 19 DOM
3. 2026-06-16
   days on market $149,500 Active 18 DOM
4. 2026-06-15
   days on market $149,500 Active 17 DOM
5. 2026-06-13
   days on market $149,500 Active 15 DOM
6. 2026-06-10
   days on market $149,500 Active 12 DOM
7. 2026-06-09
   days on market $149,500 Active 11 DOM
8. 2026-06-08
   days on market $149,500 Active 10 DOM
9. 2026-06-07
   days on market $149,500 Active 9 DOM
10. 2026-06-05
    days on market $149,500 Active 6 DOM
11. 2026-06-03
    days on market $149,500 Active 5 DOM
12. 2026-06-02
    days on market $149,500 Active 4 DOM
13. 2026-06-01
    days on market $149,500 Active 3 DOM
14. 2026-05-31
    days on market $149,500 Active 2 DOM

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$666/yr (+$56/mo · 98.2%)

ⓘ 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 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: $18,264
• − Mortgage interest: −$8,374
• − Property taxes: −$679
• − Insurance: −$748
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$4,349
• Taxable income: $1,191
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $3,308/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

1 event — show timeline

• 2026-05-29 Listed $149,500 MLS Technology, Inc.

Property tax history

+14.7%/yr

Latest (2025): $679 · +8.6% YoY. Source: county tax records.