1214 W Marshall St · Tulsa, OK 74127

$157,500

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 25 Days on market

Built 1950 8,801 sqft lot Est $196k · 20% under ↓ 5% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this adorable 3-bedroom, 1-bath home with a 1-car garage and a golf course right out your back door! Featuring new flooring and a fresh, move-in-ready feel, this home offers comfort, charm, and a hard-to-find setting. Whether you’re looking for your first home, next home, or a smart investment, this property checks all the boxes!

Key facts

• 8,801 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Built using brick, vinyl siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Chain link full yard fence

Interior

• Kitchen: Oven; Range; Stove; Dishwasher; Breakfast nook
• Bedrooms: Master bedroom on first level; Additional bedrooms on first level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (hall bath with bathtub)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric oven and range connections; Vinyl windows
• Laundry & utility: Utility room (first level, in garage); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $155k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+2.5%/yr); 113 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).
• At $1,997/mo this rent would consume 52% of the median local household income ($46k/yr) (locally 782% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,137 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.27% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $196,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1334 N Nogales Ave	0.24mi	2/1.0 (-1)	1,304 (-0%)	7mo	$159,900	$123	78
923 N Denver Ave	0.45mi	3/1.0	1,344 (+3%)	2mo	$96,500	$72	73
782 N Zenith Ave	0.71mi	3/2.0	1,346 (+3%)	1mo	$127,000	$94	57
1803 W Haskell St	0.60mi	3/1.5	1,336 (+2%)	13mo	$199,900	$150	55
1101 N Main St	0.55mi	3/2.0	1,402 (+7%)	8mo	$303,000	$216	52
1104 N Boston Ave E	0.58mi	3/2.0	1,402 (+7%)	6mo	$305,000	$218	52
1407 N Boston Ave	0.66mi	2/1.0 (-1)	1,260 (-4%)	8mo	$95,000	$75	52
1332 N Denver Ave	0.42mi	3/2.0	1,472 (+12%)	6mo	$245,500	$167	51
1107 N Main St	0.55mi	3/2.0	1,402 (+7%)	10mo	$291,746	$208	50
1176 W Union Pl	0.32mi	2/2.0 (-1)	1,480 (+13%)	11mo	$225,000	$152	45
750 N Xenophon Ave	0.64mi	3/1.0	1,176 (-10%)	11mo	$175,000	$149	44
1546 N Denver Ave	0.62mi	2/1.0 (-1)	1,498 (+14%)	11mo	$215,000	$144	32

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.31×
• Total profit: $13,780
• Equity at exit: $23,484

10-year hold

• IRR: 16.8%
• Equity multiple: 2.35×
• Total profit: $59,395
• Equity at exit: $13,618

Cash invested: $44,100 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$826
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $635

Break-even live

Break-even rent $1,193

Max offer price $157,500

Occupancy floor 63%

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	24d	1	0.59mi
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	24d	1	0.62mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	24d	1	0.72mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	2d	62	0.91mi
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	24d	1	1.07mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	19d	1	1.23mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	2d	30	1.32mi
313 E Woodrow Pl Tulsa, OK	4.0	2.0	1747	$1,640	$0.94	21d	1	1.35mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	2d	4	1.42mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.42mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	1.44mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	24d	1	1.44mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	2d	28	1.46mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	3d	1	1.47mi
245 E Young Pl Tulsa, OK	3.0	2.0	1528	$1,450	$0.95	16d	1	1.48mi
230 E Zion St Tulsa, OK	4.0	2.0	1857	$1,650	$0.89	24d	1	1.49mi

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-24
   price $157,500
3. 2026-04-09
   listed $165,000 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: $614 · $51/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$804/yr (+$67/mo · 130.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $23,970
• − Mortgage interest: −$8,822
• − Property taxes: −$614
• − Insurance: −$788
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$4,582
• Taxable income: $5,329
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $6,344/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: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 16,324
• Household income: $46,373
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 782.0

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 50% Black 28% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.31%
• Current HPI: 231.5994
• Rent YoY: ▲ 2.45%
• 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

-4.5% since first listed

3 events — show timeline

• 2026-05-04 Pending — MLS Technology, Inc.
• 2026-04-24 Price Changed $157,500 MLS Technology, Inc.
• 2026-04-09 Listed $165,000 MLS Technology, Inc.

Property tax history

+2.0%/yr

Latest (2025): $614 · +9.1% YoY. Source: county tax records.