1827 W Archer St · Tulsa, OK 74127

$130,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 7 Days on market

Built 1945 6,500 sqft lot Est $183k · 29% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• 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 MLS

Renovated approx. 2 years ago- roof, vinyl, etc. Window unit included. Great investment property. Call Broker. Last tenant at 465.00/mth.

Key facts

• Mature fruit trees
• Above-ground pool
• Detached barn

Tags

• DETACHED BARN
• PAVED CONCRETE DRIVEWAY
• MATURE FRUIT TREES
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone service available
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Concrete driveway; Barn(s); Chain link and privacy fencing; Mature trees; Above-ground pool with liner

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven/Range/Stove; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with multiple heating units; Window air conditioning units (two units)
• Interior features: Ceramic counters; Ceiling fan(s); Wood frame windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer (appliance listed); Utility room (inside, first level)

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$183,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.7% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% of the median local income ($46k/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 $899 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 25y 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 $32k; list at $130k implies a 306% gain — meaningful room to come down on a strong offer.

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 $130,000

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: 1.10% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $183,300
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 N Vancouver St	0.06mi	2/1.0	780 (0%)	5mo	$186,000	$238	93
2333 W Easton Pl	0.50mi	2/1.0	846 (+8%)	8mo	$141,000	$167	55
723 S Quanah Ave	0.65mi	2/2.0	800 (+3%)	8mo	$187,950	$235	55
2911 W Cameron St	0.69mi	3/1.0 (+1)	780 (0%)	20mo	$72,000	$92	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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,269
• Equity at exit: $19,383

10-year hold

• IRR: 10.0%
• Equity multiple: 1.76×
• Total profit: $27,518
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$682
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $364

Break-even live

Break-even rent $969

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $438	-5% $401	+0% $364	+5% $327	+10% $290
Rent	-10% $251	-5% $308	+0% $364	+5% $420	+10% $477
Rate	-1.0pp $429	-0.5pp $397	base $364	+0.5pp $330	+1.0pp $296

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Xenophon Ave Unit A Tulsa, OK	1.0	1.0	650	$1,025	$1.58	12d	1	0.17mi
2333 W Easton Pl Tulsa, OK	2.0	1.0	846	$700	$0.83	24d	1	0.48mi
1107 W 2nd St Tulsa, OK	1.0	1.0	640	$850	$1.33	24d	1	0.58mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$2,686	$2.20	2d	62	1.04mi
1312 S Jackson Ave Unit 3 Tulsa, OK	2.0	1.0	775	$1,050	$1.35	15d	1	1.08mi
1309 S Jackson Ave Tulsa, OK	2.0	1.0	775	$1,050	$1.35	2d	1	1.10mi
217 W Jasper St Tulsa, OK	1.0	1.0	525	$850	$1.62	12d	1	1.21mi
403 S Cheyenne Ave Tulsa, OK	2.0	1.0–2.0	750	$1,799	$2.40	2d	8	1.22mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,409	$1.89	24d	28	1.23mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,375	$1.84	17d	1	1.23mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$2,906	$2.69	17d	3	1.26mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	2d	6	1.30mi
1000 S Denver Ave Tulsa, OK	1.0–2.0	1.0–2.0	940	$1,546	$1.64	3d	19	1.33mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,044	$2.29	2d	5	1.33mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	3d	13	1.33mi
6 E 5th St Unit 1001 Tulsa, OK	1.0	1.0	845	$2,500	$2.96	22d	1	1.39mi
6 E 5th St Unit 501 Tulsa, OK	1.0	1.0	958	$1,725	$1.80	22d	1	1.39mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	22d	1	1.39mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	17d	4	1.39mi
1123 N Main St Unit 12 Tulsa, OK	1.0	1.0	784	$1,160	$1.48	24d	1	1.40mi
1403 S Frisco Ave Tulsa, OK	1.0	1.0	575	$900	$1.57	4d	1	1.41mi
522 S Boston Ave Tulsa, OK	1.0	1.0	755	$1,274	$1.69	4d	6	1.43mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	20d	5	1.46mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	3d	4	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $130,000 Active 7 DOM
2. 2026-06-17
   days on market $130,000 Active 6 DOM
3. 2026-06-16
   days on market $130,000 Active 5 DOM
4. 2026-06-15
   days on market $130,000 Active 4 DOM
5. 2026-06-13
   remarks 694-char remark
6. 2026-06-13
   listed $130,000 Active 2 DOM

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$818/yr (+$68/mo · 232.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $17,153
• − Mortgage interest: −$7,282
• − Property taxes: −$352
• − Insurance: −$650
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,782
• Taxable income: $2,342
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,806/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 (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 0.66)
• 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 · 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: ▼ -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

+1757.1% since first listed

22 events — show timeline

• 2026-06-11 Listed $130,000 MLS Technology, Inc.
• 2009-11-12 Sold (Public Records) $32,000 Public Records
• 2007-10-08 Listing Removed — MLS Technology, Inc.
• 2007-05-14 Listed $36,900 MLS Technology, Inc.
• 2004-07-02 Sold (Public Records) $38,500 Public Records
• 2004-06-29 Sold (MLS) $38,000 MLS Technology, Inc.
• 2004-05-13 Listing Removed — MLS Technology, Inc.
• 2004-03-31 Listed $36,000 MLS Technology, Inc.
• 2004-03-17 Listing Removed — MLS Technology, Inc.
• 2003-12-17 Listed $38,000 MLS Technology, Inc.
• 2002-09-23 Sold (MLS) $38,050 MLS Technology, Inc.
• 2002-08-27 Listing Removed — MLS Technology, Inc.
• 2002-08-08 Listed $37,500 MLS Technology, Inc.
• 2001-08-20 Listing Removed — MLS Technology, Inc.
• 2001-05-19 Listed $36,000 MLS Technology, Inc.
• 2001-05-11 Listing Removed — MLS Technology, Inc.
• 2001-05-11 Listing Removed — MLS Technology, Inc.
• 2001-05-01 Listed $39,900 MLS Technology, Inc.
• 2001-03-12 Listing Removed — MLS Technology, Inc.
• 2001-03-10 Listed $39,900 MLS Technology, Inc.
• 2001-01-11 Listed $41,300 MLS Technology, Inc.
• 1992-05-04 Sold (Public Records) $7,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $352 · +8.0% YoY. Source: county tax records.