2915 E Ute St · Tulsa, OK 74110

$57,000

1 bd · 1.0 ba · 785 sqft · SingleFamily public records · 56 Days on market

Built 1938 10,512 sqft lot Est $86k · 34% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Calling all investors and DIY enthusiasts! This 1-bedroom, 1-bathroom cottage is a blank canvas situated on a massive corner lot. If you are looking for a project with significant upside, this is it. The property features a large 2-car garage with the footprint and potential to be converted into additional living space (buyer to verify). Safety is already built-in with an outdoor storm shelter. The home is being sold in strictly AS-IS condition and will not qualify for traditional financing. If you’re looking to fix and save—or fix and flip—this is the diamond in the rough you’ve been waiting for. Secure your next project today and capitalize on the massive upside of

Key facts

• Large 2-car garage
• Massive corner lot
• 0.24 acre lot

Tags

• MASSIVE CORNER LOT
• LARGE 2-CAR GARAGE
• OUTDOOR STORM SHELTER

Property features AI

Finance

• Other: Lot size approximately 0.241 acres
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage with 2 spaces
• Security: Exterior safe room
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: No additional exterior features listed; Chain link fence; Corner lot

Interior

• Kitchen: No kitchen appliance details listed
• Bedrooms: Bedroom information not provided
• Flooring: Flooring information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: No notable interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 10 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 $5k of equity ($394 loan paydown + $5k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 56 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $57k implies a 256% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $55,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.89%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $86,350
• 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	0.14mi	2/1.0 (+1)	780 (-1%)	16mo	$119,000	$153	74
2918 E Woodrow St	0.13mi	2/1.0 (+1)	876 (+12%)	2mo	$62,500	$71	68
1442 N Gary Ave	0.52mi	2/1.0 (+1)	790 (+1%)	15mo	$116,000	$147	57
3228 E Young St	0.43mi	2/1.0 (+1)	812 (+3%)	22mo	$34,750	$43	51
3343 E Virgin Pl	0.49mi	2/1.0 (+1)	822 (+5%)	19mo	$70,000	$85	48
3215 E Oklahoma Pl	0.57mi	2/1.0 (+1)	790 (+1%)	24mo	$51,000	$65	47
1576 N Knoxville Ave	0.58mi	2/1.0 (+1)	816 (+4%)	17mo	$90,000	$110	47
1421 N Indianapolis Ave	0.67mi	2/1.0 (+1)	841 (+7%)	7mo	$179,000	$213	46
1708 N Indianapolis Ave	0.52mi	2/1.0 (+1)	816 (+4%)	22mo	$89,000	$109	45
1602 N Columbia Ave	0.45mi	2/1.0 (+1)	850 (+8%)	22mo	$36,750	$43	42
1923 N Lewis Pl E	0.57mi	2/1.0 (+1)	728 (-7%)	19mo	$118,600	$163	40
1830 N New Haven Ave	0.71mi	2/1.0 (+1)	840 (+7%)	13mo	$155,000	$185	39

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: 41.8%
• Equity multiple: 3.99×
• Total profit: $47,709
• Equity at exit: $46,016

10-year hold

• IRR: 36.4%
• Equity multiple: 8.49×
• Total profit: $119,547
• Equity at exit: $94,057

Cash invested: $15,960 (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: 5.3×

Monthly cashflow live

• Estimated rent: $894 high
• Mortgage (P&I): −$299
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $358

Break-even live

Break-even rent $441

Max offer price $57,000

Occupancy floor 55%

Sensitivity live

Price	-10% $390	-5% $374	+0% $358	+5% $341	+10% $325
Rent	-10% $287	-5% $322	+0% $358	+5% $393	+10% $428
Rate	-1.0pp $386	-0.5pp $372	base $358	+0.5pp $343	+1.0pp $328

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.14mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.24mi
2132 N Atlanta Ave Tulsa, OK	1.0	1.0	572	$945	$1.65	24d	1	0.57mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	0.71mi
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 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	24d	1	0.93mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	24d	1	0.93mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	4d	1	1.40mi
2614 E Archer St Tulsa, OK	1.0	1.0	845	$900	$1.07	4d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $57,000 Active 56 DOM
2. 2026-06-17
   days on market $57,000 Active 55 DOM
3. 2026-06-16
   days on market $57,000 Active 54 DOM
4. 2026-06-15
   days on market $57,000 Active 53 DOM
5. 2026-06-13
   days on market $57,000 Active 51 DOM
6. 2026-06-10
   days on market $57,000 Active 48 DOM
7. 2026-06-09
   days on market $57,000 Active 47 DOM
8. 2026-06-08
   days on market $57,000 Active 46 DOM
9. 2026-06-07
   pricedays on market $57,000 Active 45 DOM
10. 2026-06-05
    days on market $59,000 Active 42 DOM
11. 2026-06-03
    days on market $59,000 Active 41 DOM
12. 2026-06-02
    days on market $59,000 Active 40 DOM
13. 2026-06-01
    days on market $59,000 Active 39 DOM
14. 2026-05-31
    days on market $59,000 Active 38 DOM
15. 2026-05-23
    price $59,000
16. 2026-05-19
    price $62,000
17. 2026-05-11
    price $68,000
18. 2026-04-23
    listed $75,000 Active
19. 2014-05-28
    soldstatus $16,000

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: +$204/yr (+$17/mo · 66.0%)

ⓘ 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 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: $10,725
• − Mortgage interest: −$3,193
• − Property taxes: −$309
• − Insurance: −$285
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$1,658
• Taxable income: $3,564
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $3,436/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

+268.8% since first listed

5 events — show timeline

• 2026-05-23 Price Changed $59,000 MLS Technology, Inc.
• 2026-05-19 Price Changed $62,000 MLS Technology, Inc.
• 2026-05-11 Price Changed $68,000 MLS Technology, Inc.
• 2026-04-23 Listed $75,000 MLS Technology, Inc.
• 2014-05-28 Sold (Public Records) $16,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $309 · +8.0% YoY. Source: county tax records.