2733 E 45th St N · Tulsa, OK 74110

$100,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 17 Days on market

Built 1960 7,560 sqft lot Est $83k · 20% over

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Why this score? — see what drove the B- 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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

First time buyer ready for your own updates or Investor ready for the new tenant home. Property to be sold "AS IS". AC is a newer unit, has some new doors, newer roof, property has a chain link fence throughout the lot, all the way to the front. Great investment

Key facts

• New water heater
• New condenser
• Solid structure

Tags

• SOLID STRUCTURE
• NEW CONDENSER
• NEW WATER HEATER
• FRESHLY PAINTED EXTERIOR
• FRESHLY PAINTED INTERIOR
• NEWLY REMODELED KITCHEN

Property features AI

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (public); Public sewer; Satellite internet available
• Home design: Single-story home; Faces southeast; Slab foundation
• Construction: Built using wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Mature trees; Chain link fencing

Interior

• Kitchen: Eat-in kitchen; Microwave; Oven; Range / Stove
• Bedrooms: Master bedroom (first level); Bedroom (first level); Bedroom (first level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom (hall/full) on the first level
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; High ceilings; Vinyl windows
• Laundry & utility: Washer hookup; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+1.8%/yr); 57 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $9k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.23% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $83,304
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2733 E 45th St N	0.00mi	3/1.0	936 (0%)	1mo	$100,000	$107	99
2829 E 44th Pl N	0.12mi	3/1.0	936 (0%)	3mo	$83,150	$89	92
2731 E 44th St N	0.11mi	3/1.0	950 (+2%)	9mo	$125,000	$132	85
2863 E 44th Pl N	0.19mi	3/1.0	950 (+2%)	8mo	$73,500	$77	82
2874 E 44th Pl N	0.22mi	3/2.0	950 (+2%)	13mo	$180,000	$189	72
4413 N Evanston Pl	0.29mi	3/1.0	975 (+4%)	12mo	$107,000	$110	69
2820 E 42nd Pl N	0.27mi	3/1.0	975 (+4%)	16mo	$70,000	$72	67
2809 E 41st Pl N	0.34mi	3/1.0	975 (+4%)	16mo	$39,500	$41	64
2878 E 44th St	0.26mi	2/1.0 (-1)	950 (+2%)	21mo	$40,000	$42	63

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: 32.3%
• Equity multiple: 3.37×
• Total profit: $66,346
• Equity at exit: $80,730

10-year hold

• IRR: 28.0%
• Equity multiple: 7.19×
• Total profit: $173,388
• Equity at exit: $165,012

Cash invested: $28,000 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $348

Break-even live

Break-even rent $791

Max offer price $100,000

Occupancy floor 67%

Sensitivity live

Price	-10% $405	-5% $377	+0% $348	+5% $320	+10% $292
Rent	-10% $251	-5% $300	+0% $348	+5% $397	+10% $446
Rate	-1.0pp $399	-0.5pp $374	base $348	+0.5pp $323	+1.0pp $296

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	24d	1	0.86mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	24d	1	1.18mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	1.33mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	1.33mi

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-03-29
   listed $100,000 Active
3. 2023-08-01
   soldstatus $75,000
4. 2023-07-31
   soldstatus $75,000 Closed 272-char remark

   Show marketing remark (272 chars)

   First time buyer ready for your own updates or Investor ready for the new tenant home. Property to be sold "AS IS". AC is a newer unit, has some new doors, newer roof, property has a chain link fence throughout the lot, all the way to the front. Great investment

5. 2023-07-05
   status Pending 272-char remark

   Show marketing remark (272 chars)

   First time buyer ready for your own updates or Investor ready for the new tenant home. Property to be sold "AS IS". AC is a newer unit, has some new doors, newer roof, property has a chain link fence throughout the lot, all the way to the front. Great investment

6. 2023-05-12
   price $75,000 272-char remark

   Show marketing remark (272 chars)

   First time buyer ready for your own updates or Investor ready for the new tenant home. Property to be sold "AS IS". AC is a newer unit, has some new doors, newer roof, property has a chain link fence throughout the lot, all the way to the front. Great investment

7. 2023-04-28
   listed $80,000 Active 272-char remark

   Show marketing remark (272 chars)

   First time buyer ready for your own updates or Investor ready for the new tenant home. Property to be sold "AS IS". AC is a newer unit, has some new doors, newer roof, property has a chain link fence throughout the lot, all the way to the front. Great investment

8. 2009-02-10
   historical
9. 2008-09-09
   listed $37,500

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$194/yr (+$16/mo · 27.5%)

ⓘ 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 4/10 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: $14,786
• − Mortgage interest: −$5,602
• − Property taxes: −$706
• − Insurance: −$500
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,909
• Taxable income: $2,704
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,533/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

+166.7% since first listed

9 events — show timeline

• 2026-04-24 Pending — MLS Technology, Inc.
• 2026-03-29 Listed $100,000 MLS Technology, Inc.
• 2023-08-01 Sold (Public Records) $75,000 Public Records
• 2023-07-31 Sold (MLS) $75,000 MLS Technology, Inc.
• 2023-07-05 Pending — MLS Technology, Inc.
• 2023-05-12 Price Changed $75,000 MLS Technology, Inc.
• 2023-04-28 Listed $80,000 MLS Technology, Inc.
• 2009-02-10 Listing Removed — MLS Technology, Inc.
• 2008-09-09 Listed $37,500 MLS Technology, Inc.

Property tax history

+7.0%/yr

Latest (2025): $706 · +8.8% YoY. Source: county tax records.