2541 E Newton St · Tulsa, OK 74110

$95,400

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 162 Days on market

Built 1945 8,174 sqft lot Est $117k · 19% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +8.7/10.0
• 1% rule +5.8/10.0
• 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

• 8,174 sq ft lot
• Built 1945
• Listed 162 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio/porch; Deck; Porch; Chain link fencing; Mature trees

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Laminate counters; Cable TV; Ceiling fan(s); Electric range connection; Vinyl windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+1.8%/yr); 57 active listings in the ZIP; 20 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 $9k of equity ($660 loan paydown + $8k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 162 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $17k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1945 — 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: 1.08% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $117,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 N Delaware Pl	0.30mi	3/1.0 (+1)	832 (+3%)	13mo	$136,900	$165	66
1602 N Columbia Ave	0.35mi	2/1.0	850 (+5%)	22mo	$36,750	$43	57
1442 N Gary Ave	0.70mi	2/1.0	790 (-2%)	15mo	$116,000	$147	50
1015 N Delaware Pl	0.52mi	2/1.0	871 (+8%)	20mo	$67,000	$77	47
1901 N Atlanta Ave	0.59mi	3/1.0 (+1)	909 (+12%)	0mo	$131,500	$145	47
1802 N Atlanta Pl	0.51mi	2/2.0	844 (+4%)	24mo	$135,000	$160	45
119 N Columbia Ave	0.74mi	2/1.0	903 (+12%)	2mo	$137,000	$152	45
3215 E Oklahoma Pl	0.75mi	2/1.0	790 (-2%)	24mo	$51,000	$65	41
1920 N Lewis Pl	0.65mi	2/1.0	928 (+15%)	6mo	$35,000	$38	41
1923 N Lewis Pl E	0.65mi	2/1.0	728 (-10%)	19mo	$118,600	$163	37
1938 E Oklahoma Pl	0.53mi	2/1.0	696 (-14%)	21mo	$42,000	$60	34
1819 N Xanthus Ave	0.74mi	2/1.0	914 (+13%)	15mo	$35,000	$38	32

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: 29.0%
• Equity multiple: 3.14×
• Total profit: $57,219
• Equity at exit: $77,016

10-year hold

• IRR: 25.2%
• Equity multiple: 6.72×
• Total profit: $152,737
• Equity at exit: $157,421

Cash invested: $26,712 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$500
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $235

Break-even live

Break-even rent $737

Max offer price $95,400

Occupancy floor 72%

Sensitivity live

Price	-10% $289	-5% $262	+0% $235	+5% $208	+10% $181
Rent	-10% $153	-5% $194	+0% $235	+5% $275	+10% $316
Rate	-1.0pp $283	-0.5pp $259	base $235	+0.5pp $210	+1.0pp $185

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: $23,850
• Closing costs: $2,862
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	4d	1	0.38mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	24d	1	0.50mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	0.58mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	0.61mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.63mi
1825 N College Ave Unit 13 Tulsa, OK	1.0	1.0	675	$745	$1.10	24d	1	0.72mi
2614 E Archer St Tulsa, OK	1.0	1.0	845	$900	$1.07	4d	1	0.80mi
2132 N Atlanta Ave Tulsa, OK	1.0	1.0	572	$945	$1.65	24d	1	0.81mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	24d	1	0.86mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	24d	1	0.86mi
3336 E Marshall St Unit 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	24d	1	0.88mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	24d	1	0.88mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	0.90mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	4d	1	1.04mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	24d	1	1.13mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	24d	1	1.19mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	1.22mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	24d	1	1.29mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	4d	1	1.38mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	24d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $95,400 Active 162 DOM
2. 2026-06-17
   days on market $95,400 Active 161 DOM
3. 2026-06-16
   days on market $95,400 Active 160 DOM
4. 2026-06-15
   days on market $95,400 Active 159 DOM
5. 2026-06-13
   days on market $95,400 Active 157 DOM
6. 2026-06-10
   days on market $95,400 Active 154 DOM
7. 2026-06-09
   days on market $95,400 Active 153 DOM
8. 2026-06-08
   days on market $95,400 Active 152 DOM
9. 2026-06-07
   days on market $95,400 Active 151 DOM
10. 2026-06-05
    days on market $95,400 Active 148 DOM
11. 2026-06-03
    days on market $95,400 Active 147 DOM
12. 2026-06-02
    days on market $95,400 Active 146 DOM
13. 2026-06-01
    days on market $95,400 Active 145 DOM
14. 2026-05-31
    days on market $95,400 Active 144 DOM
15. 2026-05-20
    status Active
16. 2026-05-08
    status Pending
17. 2026-03-16
    price $95,400
18. 2026-01-23
    price $96,400
19. 2026-01-15
    price $98,900
20. 2026-01-12
    price $111,890
21. 2025-12-24
    listed $112,890 Active
22. 2023-09-12
    historical
23. 2023-07-23
    price $97,850
24. 2023-07-03
    listed $98,999 Active
25. 2021-06-10
    soldstatus $1,450,000
26. 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.

27. 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.

28. 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.

29. 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.

30. 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.

31. 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.

32. 2021-01-08
    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.

33. 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.

34. 2020-09-14
    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.

35. 2017-06-28
    soldstatus $319,000
36. 1994-08-12
    soldstatus $13,000
37. 1992-06-01
    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: $510 · $42/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$349/yr (+$29/mo · 68.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,412
• − Mortgage interest: −$5,344
• − Property taxes: −$510
• − Insurance: −$477
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,775
• Taxable income: $1,320
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,498/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

+496.3% since first listed

23 events — show timeline

• 2026-05-20 Relisted — MLS Technology, Inc.
• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-03-16 Price Changed $95,400 MLS Technology, Inc.
• 2026-01-23 Price Changed $96,400 MLS Technology, Inc.
• 2026-01-15 Price Changed $98,900 MLS Technology, Inc.
• 2026-01-12 Price Changed $111,890 MLS Technology, Inc.
• 2025-12-24 Listed $112,890 MLS Technology, Inc.
• 2023-09-12 Listing Removed — MLS Technology, Inc.
• 2023-07-23 Price Changed $97,850 MLS Technology, Inc.
• 2023-07-03 Listed $98,999 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.
• 2021-01-08 Relisted — MLS Technology, Inc.
• 2020-12-31 Listing Removed — MLS Technology, Inc.
• 2020-09-14 Listed $54,687 MLS Technology, Inc.
• 2017-06-28 Sold (Public Records) $319,000 Public Records
• 1994-08-12 Sold (Public Records) $13,000 Public Records
• 1992-06-01 Sold (Public Records) $16,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $510 · +8.5% YoY. Source: county tax records.