227 S Toledo Ave · Tulsa, OK 74112

$154,400

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 5 Days on market

Built 1940 7,150 sqft lot Est $158k · at est.

---

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 +21.8/30.0
• ARV discount +8.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into this beautifully renovated Midtown bungalow at 227 S Toledo Ave, where classic charm meets fresh, modern style. This 3-bedroom, 1-bath home has been thoughtfully updated from top to bottom, giving you the perfect blend of comfort, character, and convenience. The moment you walk in, you're welcomed by gleaming hardwood floors, fresh interior paint, and all-new carpet that makes each room feel warm and inviting. The home is filled with new light fixtures and ceiling fans, bringing a clean and modern feel to every space. The kitchen and living areas flow easily, offering a bright layout ideal for day-to-day living or hosting friends. The bathroom has been refreshed with a re-lined ba

Key facts

• 7,150 sq ft lot
• Built 1940
• Listed 5 days

Property features AI

Finance

• Other: Lot approximately 0.164 acre

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Built with block, vinyl siding, and wood siding; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Landscaping; Covered porch

Interior

• Kitchen: Gas range connection; Gas oven connection; Oven; Range
• Bedrooms: Master bedroom (first floor); Bedroom (first floor); Bedroom (first floor)
• Flooring: Carpet; Hardwood
• Bathrooms: Hall full bathroom with bathtub and vent; 1 full bathroom total
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; High-speed internet; Cable TV; Wired for data; Ceiling fan(s); Programmable thermostat; Aluminum window frames; Vinyl windows
• Laundry & utility: Washer hookup; Gas dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (3.5% below list).
• Recommended offer: $149k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 fast (+4.7%/yr); 116 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); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 30% of the median local income ($59k/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 $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 35y 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 $55k; list at $154k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,016 (3.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.97% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $157,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 S Toledo Ave	0.00mi	3/1.0	956 (0%)	1mo	$158,000	$165	100
411 S Quebec Ave	0.24mi	2/1.0 (-1)	980 (+2%)	1mo	$220,000	$224	79
250 S Richmond Ave	0.17mi	3/1.5	1,050 (+10%)	5mo	$84,000	$80	70
111 Quebec Ave	0.49mi	2/1.0 (-1)	936 (-2%)	3mo	$119,500	$128	66
3911 E Admiral Ct	0.53mi	3/2.0	923 (-4%)	2mo	$175,000	$190	64
3741 E 2nd St	0.44mi	3/1.5	1,048 (+10%)	3mo	$160,000	$153	59
4710 E 8th St	0.45mi	2/1.0 (-1)	1,043 (+9%)	0mo	$232,000	$222	59
5503 E 4th Pl	0.61mi	2/1.0 (-1)	971 (+2%)	7mo	$160,000	$165	58
923 S New Haven Ave	0.66mi	3/1.0	1,003 (+5%)	6mo	$197,000	$196	56
925 S Richmond Ave	0.56mi	2/1.0 (-1)	871 (-9%)	5mo	$135,500	$156	50
3322 E 3rd St	0.72mi	2/1.0 (-1)	1,026 (+7%)	1mo	$130,000	$127	48
5104 E Cameron St	0.57mi	2/1.0 (-1)	1,055 (+10%)	7mo	$90,251	$86	46

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,077
• Equity at exit: $23,022

10-year hold

• IRR: 7.1%
• Equity multiple: 1.57×
• Total profit: $24,600
• Equity at exit: $13,350

Cash invested: $43,232 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$810
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $241

Break-even live

Break-even rent $1,185

Max offer price $154,400

Occupancy floor 79%

Sensitivity live

Price	-10% $329	-5% $285	+0% $241	+5% $198	+10% $154
Rent	-10% $123	-5% $182	+0% $241	+5% $300	+10% $359
Rate	-1.0pp $319	-0.5pp $280	base $241	+0.5pp $201	+1.0pp $160

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: $38,600
• Closing costs: $4,632
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	17d	1	0.08mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	4d	1	0.59mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	25d	1	0.81mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	17d	1	0.86mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	4d	1	0.95mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	4d	1	0.97mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	25d	1	1.00mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	25d	1	1.07mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	3d	1	1.16mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	25d	1	1.22mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	25d	1	1.22mi
6330 E 7th St Apt 12 Tulsa, OK	2.0	1.0	850	$1,025	$1.21	4d	1	1.23mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	25d	1	1.28mi
1115 S College Ave Unit 16 Tulsa, OK	2.0	1.0	775	$1,275	$1.65	25d	1	1.30mi
1140 S College Ave Unit C Tulsa, OK	2.0	1.5	840	$1,650	$1.96	25d	1	1.37mi

Listing history 23 events

1. 2026-04-15
   status Pending
2. 2026-04-10
   listed $154,400 Active
3. 2026-03-26
   historical
4. 2026-01-27
   status Active
5. 2026-01-17
   status Pending
6. 2025-11-26
   listed $154,900 Active
7. 2025-10-29
   historical
8. 2025-09-19
   price $159,000
9. 2025-07-18
   price $164,900
10. 2025-07-12
    listed $174,900 Active
11. 2003-04-29
    soldstatus $55,000
12. 2003-04-24
    soldstatus $55,000
13. 2003-03-21
    historical
14. 2003-03-03
    listed $55,000
15. 2001-04-12
    soldstatus $35,500
16. 1992-07-28
    soldstatus $18,500
17. 1992-07-08
    listed $23,900
18. 1992-06-02
    historical
19. 1992-03-11
    listed $25,950
20. 1992-02-23
    historical
21. 1991-08-23
    listed $25,950
22. 1991-08-23
    historical
23. 1991-02-23
    listed $28,500

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$646/yr (+$54/mo · 86.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $17,882
• − Mortgage interest: −$8,649
• − Property taxes: −$744
• − Insurance: −$772
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,492
• Taxable income: $364
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,807/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

+441.8% since first listed

23 events — show timeline

• 2026-04-15 Pending — MLS Technology, Inc.
• 2026-04-10 Listed $154,400 MLS Technology, Inc.
• 2026-03-26 Listing Removed — MLS Technology, Inc.
• 2026-01-27 Relisted — MLS Technology, Inc.
• 2026-01-17 Pending — MLS Technology, Inc.
• 2025-11-26 Listed $154,900 MLS Technology, Inc.
• 2025-10-29 Listing Removed — MLS Technology, Inc.
• 2025-09-19 Price Changed $159,000 MLS Technology, Inc.
• 2025-07-18 Price Changed $164,900 MLS Technology, Inc.
• 2025-07-12 Listed $174,900 MLS Technology, Inc.
• 2003-04-29 Sold (Public Records) $55,000 Public Records
• 2003-04-24 Sold (MLS) $55,000 MLS Technology, Inc.
• 2003-03-21 Listing Removed — MLS Technology, Inc.
• 2003-03-03 Listed $55,000 MLS Technology, Inc.
• 2001-04-12 Sold (Public Records) $35,500 Public Records
• 1992-07-28 Sold (Public Records) $18,500 Public Records
• 1992-07-08 Listed $23,900 MLS Technology, Inc.
• 1992-06-02 Listing Removed — MLS Technology, Inc.
• 1992-03-11 Listed $25,950 MLS Technology, Inc.
• 1992-02-23 Listing Removed — MLS Technology, Inc.
• 1991-08-23 Listing Removed — MLS Technology, Inc.
• 1991-08-23 Listed $25,950 MLS Technology, Inc.
• 1991-02-23 Listed $28,500 MLS Technology, Inc.

Property tax history

-0.8%/yr

Latest (2025): $744 · +3.5% YoY. Source: county tax records.