1420 N Boston Ave · Tulsa, OK 74106

$175,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 69 Days on market

Built 1940 6,550 sqft lot Est $176k · at est.

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.7/15.0
• 1% rule +6.1/10.0
• 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

Listing remarks

Fully renovated 3 bed 2 bath bungalow just minutes from Downtown Tulsa and the BOK Center! Featuring a light and bright open layout with new flooring, fresh paint, updated lighting, vinyl window throughout and a beautifully remodeled kitchen with quartz countertops and new stainless appliances. Enjoy the charm of a covered front porch and a deep backyard with mature trees. Move-in ready with modern updates and unbeatable location! In walking distance to Emerson Elementary School, only 1 mile to Cains Ballroom, 1.4 miles to ONEOK field and OSU Tulsa, and close to so many more vibrate downtown amenities. Get this deal while you can!

Key facts

• Covered front porch
• Fully renovated
• Quartz countertops

Tags

• FULLY RENOVATED
• OPEN LAYOUT
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS APPLIANCES
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+3.5%/yr); 137 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $1,939/mo this rent would consume 57% 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 $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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $175k implies a 68% 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: 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.11% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.12%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $175,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 N Boston Ave	0.04mi	2/1.0 (-1)	1,260 (+3%)	8mo	$95,000	$75	81
1315 N Cheyenne Ave	0.17mi	3/1.0	1,092 (-11%)	1mo	$139,000	$127	73
529 E Latimer Ct	0.56mi	3/2.0	1,254 (+3%)	6mo	$222,500	$177	60
112 E Newton St	0.19mi	2/2.0 (-1)	1,064 (-13%)	2mo	$143,500	$135	59
1334 N Nogales Ave	0.43mi	2/1.0 (-1)	1,304 (+7%)	7mo	$159,900	$123	58
923 N Denver Ave	0.58mi	3/1.0	1,344 (+10%)	2mo	$96,500	$72	55
1965 N Boston Pl	0.61mi	3/1.0	1,116 (-9%)	4mo	$161,000	$144	54
555 E Queen St	0.54mi	3/2.0	1,135 (-7%)	7mo	$185,000	$163	54
1961 N Boston Pl	0.60mi	2/1.0 (-1)	1,082 (-11%)	1mo	$72,500	$67	48
1104 N Boston Ave E	0.47mi	3/2.0	1,402 (+15%)	6mo	$305,000	$218	44
1101 N Main St	0.48mi	3/2.0	1,402 (+15%)	8mo	$303,000	$216	43
1107 N Main St	0.47mi	3/2.0	1,402 (+15%)	10mo	$291,746	$208	41

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,010
• Equity at exit: $26,093

10-year hold

• IRR: 9.6%
• Equity multiple: 1.76×
• Total profit: $37,290
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$918
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $413

Break-even live

Break-even rent $1,416

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	23d	1	0.33mi
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	16d	1	0.87mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	0.90mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	23d	1	0.90mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	23d	1	1.04mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	1.08mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	1d	62	1.09mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.26mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	23d	1	1.38mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	3d	1	1.40mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	1.41mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.42mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	2d	4	1.42mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	1d	28	1.43mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	2d	3	1.50mi

Listing history 17 events

1. 2026-06-15
   status $175,000 Active 69 DOM
2. 2026-03-23
   status Pending
3. 2026-02-20
   price $175,000
4. 2026-01-27
   status Active
5. 2025-11-07
   status Pending
6. 2025-10-24
   listed $189,900 Active
7. 2025-10-21
   historical $1,750
8. 2025-08-16
   listed $2,000
9. 2025-08-12
   historical
10. 2025-07-24
    price $190,000
11. 2025-07-21
    price $204,999
12. 2025-07-09
    price $215,000
13. 2025-05-14
    price $219,000
14. 2025-05-07
    price $225,000
15. 2025-04-25
    listed $229,000 Active
16. 2024-08-15
    soldstatus $104,000
17. 1999-12-29
    soldstatus $43,000

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$42/yr (+$3/mo · 2.7%)

ⓘ 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: $23,264
• − Mortgage interest: −$9,803
• − Property taxes: −$1,533
• − Insurance: −$875
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$5,091
• Taxable income: $2,240
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $4,420/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

+307.0% since first listed

16 events — show timeline

• 2026-03-23 Pending — MLS Technology, Inc.
• 2026-02-20 Price Changed $175,000 MLS Technology, Inc.
• 2026-01-27 Relisted — MLS Technology, Inc.
• 2025-11-07 Pending — MLS Technology, Inc.
• 2025-10-24 Listed $189,900 MLS Technology, Inc.
• 2025-10-21 Rental Removed $1,750 TURBOTENANT
• 2025-08-16 Listed for Rent $2,000 TURBOTENANT
• 2025-08-12 Listing Removed — MLS Technology, Inc.
• 2025-07-24 Price Changed $190,000 MLS Technology, Inc.
• 2025-07-21 Price Changed $204,999 MLS Technology, Inc.
• 2025-07-09 Price Changed $215,000 MLS Technology, Inc.
• 2025-05-14 Price Changed $219,000 MLS Technology, Inc.
• 2025-05-07 Price Changed $225,000 MLS Technology, Inc.
• 2025-04-25 Listed $229,000 MLS Technology, Inc.
• 2024-08-15 Sold (Public Records) $104,000 Public Records
• 1999-12-29 Sold (Public Records) $43,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,533 · +104.7% YoY. Source: county tax records.