1961 N Florence Ave · Tulsa, OK 74110

$71,300

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 174 Days on market

Built 1950 8,060 sqft lot Est $110k · 35% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• 1% rule +8.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

Key facts

• 8,060 sq ft lot
• Built 1950
• Listed 173 days

Property features AI

Finance

• Financial info: Annual tax reported as $399 (2019)

Exterior

• Security: No safety shelter
• Home design: North-facing; Single-story
• Construction: Year built per public records
• Exterior features: No safety shelter; Lot of about 0.185 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $71k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.8% 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 (+1.8%/yr); 57 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7k of equity ($493 loan paydown + $6k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $19k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $62,744 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1950 — 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: 1.39% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.49%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $110,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1942 N Florence Ave	0.05mi	2/1.0	780 (+4%)	16mo	$119,000	$153	78
3228 E Young St	0.29mi	2/1.0	812 (+8%)	22mo	$34,750	$43	55
1442 N Gary Ave	0.52mi	2/1.0	790 (+5%)	15mo	$116,000	$147	54
3343 E Virgin Pl	0.32mi	2/1.0	822 (+10%)	19mo	$70,000	$85	53
1576 N Knoxville Ave	0.46mi	2/1.0	816 (+9%)	17mo	$90,000	$110	50
1923 N Lewis Pl E	0.74mi	2/1.0	728 (-3%)	19mo	$118,600	$163	45
1421 N Indianapolis Ave	0.63mi	2/1.0	841 (+12%)	7mo	$179,000	$213	45
1830 N New Haven Ave	0.56mi	2/1.0	840 (+12%)	13mo	$155,000	$185	43
1804 N Louisville Ave	0.48mi	3/1.0 (+1)	840 (+12%)	17mo	$84,000	$100	38
1526 N Oswego Ave	0.71mi	2/1.0	840 (+12%)	16mo	$133,500	$159	33
1602 N Columbia Ave	0.60mi	2/1.0	850 (+13%)	22mo	$36,750	$43	32
3913 E Xyler St	0.69mi	2/1.0	860 (+15%)	20mo	$105,000	$122	27

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: 36.7%
• Equity multiple: 3.66×
• Total profit: $53,055
• Equity at exit: $57,561

10-year hold

• IRR: 31.8%
• Equity multiple: 7.80×
• Total profit: $135,673
• Equity at exit: $117,653

Cash invested: $19,964 (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: 57
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $988 high
• Mortgage (P&I): −$374
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $341

Break-even live

Break-even rent $556

Max offer price $71,300

Occupancy floor 60%

Sensitivity live

Price	-10% $381	-5% $361	+0% $341	+5% $321	+10% $301
Rent	-10% $263	-5% $302	+0% $341	+5% $380	+10% $419
Rate	-1.0pp $377	-0.5pp $359	base $341	+0.5pp $322	+1.0pp $304

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: $17,825
• Closing costs: $2,139
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1825 N College Ave Unit 13 Tulsa, OK	1.0	1.0	675	$745	$1.10	24d	1	0.17mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	0.34mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.41mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	0.45mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	0.56mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	4d	1	0.65mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	24d	1	0.72mi
2132 N Atlanta Ave Tulsa, OK	1.0	1.0	572	$945	$1.65	24d	1	0.72mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	4d	1	0.76mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	24d	1	0.92mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	24d	1	0.92mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	24d	1	0.92mi
3336 E Marshall St Unit 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	24d	1	0.92mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	4d	1	1.41mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	4d	1	1.44mi

Listing history 34 events

1. 2026-06-18
   days on market $71,300 Active 174 DOM
2. 2026-06-17
   days on market $71,300 Active 173 DOM
3. 2026-06-16
   days on market $71,300 Active 172 DOM
4. 2026-06-15
   days on market $71,300 Active 171 DOM
5. 2026-06-13
   days on market $71,300 Active 169 DOM
6. 2026-06-10
   days on market $71,300 Active 166 DOM
7. 2026-06-09
   days on market $71,300 Active 165 DOM
8. 2026-06-08
   days on market $71,300 Active 164 DOM
9. 2026-06-07
   days on market $71,300 Active 163 DOM
10. 2026-06-05
    days on market $71,300 Active 160 DOM
11. 2026-06-03
    days on market $71,300 Active 159 DOM
12. 2026-06-02
    days on market $71,300 Active 158 DOM
13. 2026-06-01
    days on market $71,300 Active 157 DOM
14. 2026-05-31
    days on market $71,300 Active 156 DOM
15. 2026-03-16
    price $71,300
16. 2026-01-23
    price $72,300
17. 2026-01-15
    price $74,800
18. 2026-01-12
    price $88,900
19. 2025-12-24
    listed $89,900 Active
20. 2021-06-10
    soldstatus $1,450,000
21. 2021-05-28
    soldstatus $45,312 Closed 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

22. 2021-04-23
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

23. 2021-03-29
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

24. 2021-03-03
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

25. 2021-01-26
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

26. 2021-01-08
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

27. 2020-12-31
    historical 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

28. 2020-09-30
    listed $54,687 Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

29. 2000-10-11
    soldstatus $25,000 139-char remark

    Show marketing remark (139 chars)

    PURCHASE IN 'AS IS ' CONDITION, LARGE CORNER LOT, GREAT INVESTMENT PROPERTY OR HANDY MAN SPECIAL, NO SIGN IN YARD. PLEASE CALL FOR SHOWING.

30. 2000-09-26
    historical 139-char remark

    Show marketing remark (139 chars)

    PURCHASE IN 'AS IS ' CONDITION, LARGE CORNER LOT, GREAT INVESTMENT PROPERTY OR HANDY MAN SPECIAL, NO SIGN IN YARD. PLEASE CALL FOR SHOWING.

31. 2000-07-28
    listed $27,500 139-char remark

    Show marketing remark (139 chars)

    PURCHASE IN 'AS IS ' CONDITION, LARGE CORNER LOT, GREAT INVESTMENT PROPERTY OR HANDY MAN SPECIAL, NO SIGN IN YARD. PLEASE CALL FOR SHOWING.

32. 2000-07-27
    historical
33. 2000-04-27
    listed $29,500
34. 1995-03-07
    soldstatus $21,000

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $642 · $53/mo
• Expected delta: +$211/yr (+$18/mo · 48.9%)

ⓘ 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 2/10 Low
• 🌡 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: $11,854
• − Mortgage interest: −$3,994
• − Property taxes: −$431
• − Insurance: −$356
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,074
• Taxable income: $3,102
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,346/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

+239.5% since first listed

20 events — show timeline

• 2026-03-16 Price Changed $71,300 MLS Technology, Inc.
• 2026-01-23 Price Changed $72,300 MLS Technology, Inc.
• 2026-01-15 Price Changed $74,800 MLS Technology, Inc.
• 2026-01-12 Price Changed $88,900 MLS Technology, Inc.
• 2025-12-24 Listed $89,900 MLS Technology, Inc.
• 2021-06-10 Sold (Public Records) $1,450,000 Public Records
• 2021-05-28 Sold (MLS) $45,312 MLS Technology, Inc.
• 2021-04-23 Pending — MLS Technology, Inc.
• 2021-03-29 Relisted — MLS Technology, Inc.
• 2021-03-03 Pending — MLS Technology, Inc.
• 2021-01-26 Relisted — MLS Technology, Inc.
• 2021-01-08 Pending — MLS Technology, Inc.
• 2020-12-31 Listing Removed — MLS Technology, Inc.
• 2020-09-30 Listed $54,687 MLS Technology, Inc.
• 2000-10-11 Sold (MLS) $25,000 MLS Technology, Inc.
• 2000-09-26 Listing Removed — MLS Technology, Inc.
• 2000-07-28 Listed $27,500 MLS Technology, Inc.
• 2000-07-27 Listing Removed — MLS Technology, Inc.
• 2000-04-27 Listed $29,500 MLS Technology, Inc.
• 1995-03-07 Sold (Public Records) $21,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $431 · +8.8% YoY. Source: county tax records.