309 E Xyler St · Tulsa, OK 74106

$149,999

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 17 Days on market

Built 1945 8,960 sqft lot Est $107k · 40% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Close to downtown Tulsa area. Brand New Remodeled, Modern style semi-open concept home. 3 bdrm, 1 bath, finished garage with 10x10' room above or enclosed overhead storage. Huge picture windows accross entire front of the home. Spacious kitchen with GOLD kitchen sink with waterfall & cascade features. Built in removable cutting board, pan & strainer. Black kitchen cabinets with gold handles. Tons of storage space, lots of cabinets above & below & counter space areas including a 6 foot prep counter. Life proof flooring & LED light fixtures throughout the entire home. Automatic dawn to dusk front porch light. Motion sensor front & back security lights.

Key facts

• Gold kitchen sink
• Semi-open concept
• Huge picture windows

Tags

• REMODELED MODERN STYLE
• SEMI-OPEN CONCEPT
• HUGE PICTURE WINDOWS
• GOLD KITCHEN SINK
• REMOVABLE CUTTING BOARD
• BLACK KITCHEN CABINETS

Property features AI

Exterior

• Parking: Attached 1-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt fiberglass roof; Built per public records
• Exterior features: Covered porch; Concrete driveway; Chain link, full privacy fencing; Mature trees

Interior

• Kitchen: Kitchen with breakfast nook; Electric oven; Range
• Bedrooms: Master bedroom (first floor); Bedroom (first floor); Bedroom (first floor)
• Flooring: Tile; Vinyl
• Bathrooms: Hall full bathroom with bathtub (first floor)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Programmable thermostat; Insulated and storm vinyl windows
• Laundry & utility: Utility room in garage; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 (+3.5%/yr); 137 active listings in the ZIP; 4 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).
• At $1,539/mo this rent would consume 45% of the median local household income ($41k/yr) (locally 1055% 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 $4k 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

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,749 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 1.03% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $107,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 E Xyler St	0.14mi	3/1.0	936 (+5%)	9mo	$113,000	$121	77
111 E 26th Pl	0.45mi	3/1.0	868 (-2%)	2mo	$69,500	$80	73
232 E Mohawk Blvd	0.35mi	4/1.0 (+1)	881 (-1%)	9mo	$135,000	$153	69
329 E Zion Pl	0.26mi	3/1.0	990 (+12%)	2mo	$151,000	$153	67
337 E Young Pl N	0.15mi	2/1.0 (-1)	962 (+8%)	10mo	$70,000	$73	66
344 E Woodrow Pl N	0.12mi	3/1.0	996 (+12%)	10mo	$60,000	$60	66
525 E Young St	0.18mi	2/2.0 (-1)	945 (+6%)	8mo	$150,000	$159	65
314 E Mohawk Blvd	0.35mi	2/1.0 (-1)	812 (-9%)	2mo	$52,500	$65	63
2535 N Boston Ave	0.36mi	2/1.0 (-1)	1,020 (+15%)	1mo	$125,000	$123	52
2811 N Boston Pl E	0.62mi	2/1.0 (-1)	936 (+5%)	10mo	$72,000	$77	49
223 E 27th Ct N	0.52mi	2/1.0 (-1)	992 (+12%)	8mo	$37,000	$37	45
2520 N Madison Ave	0.66mi	2/2.0 (-1)	800 (-10%)	5mo	$130,000	$163	40

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,244
• Equity at exit: $22,365

10-year hold

• IRR: 8.1%
• Equity multiple: 1.63×
• Total profit: $26,527
• Equity at exit: $12,969

Cash invested: $42,000 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $318

Break-even live

Break-even rent $1,136

Max offer price $149,999

Occupancy floor 74%

Sensitivity live

Price	-10% $403	-5% $361	+0% $318	+5% $276	+10% $234
Rent	-10% $197	-5% $258	+0% $318	+5% $379	+10% $440
Rate	-1.0pp $394	-0.5pp $357	base $318	+0.5pp $280	+1.0pp $240

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	17d	1	0.12mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	24d	1	0.12mi
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	17d	1	0.29mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	24d	1	1.41mi

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-05
   listed $149,999 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: $577 · $48/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$773/yr (+$64/mo · 134.0%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,466
• − Mortgage interest: −$8,402
• − Property taxes: −$577
• − Insurance: −$750
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,364
• Taxable income: $1,418
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,481/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

2 events — show timeline

• 2026-05-22 Pending — MLS Technology, Inc.
• 2026-05-05 Listed $149,999 MLS Technology, Inc.

Property tax history

+2.5%/yr

Latest (2025): $577 · +8.7% YoY. Source: county tax records.