1901 W 46th St · Tulsa, OK 74107

$59,900

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 89 Days on market

Built 1966 10,512 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Corner-lot home in a prime, commuter friendly location. This property sits just minutes from major highways, making daily travel a breeze. With a practical layout, it's an ideal starter home, rental or investment property for anyone looking to add value with updates or personal touches. The spacious corner lot provides extra yard room and flexibility for future improvements. Whether you're looking to begin your homeownership journey or expand your portfolio, this home is full of potential and ready for the right buyer to make it their own.

Key facts

• Corner-lot home
• Extra yard room
• 0.24 acre lot

Tags

• CORNER-LOT HOME
• COMMUTER FRIENDLY LOCATION
• EXTRA YARD ROOM

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces south; Entry level: first floor
• Construction: HardiPlank siding; Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built according to public records
• Exterior features: Corner lot; Chain link fencing; Shed(s) on the property

Interior

• Kitchen: Range; Laminate counters
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom (hall/full) on the first floor
• Heating & cooling: Central heating (gas)
• Interior features: Aluminum window frames; High speed internet available; Cable TV ready; Wired for data; Laminate counters
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 flat; 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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 + 0.8% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1966 — 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: 2.05% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.57%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $138,060
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1908 W 47th Pl	0.20mi	3/1.0	888 (+14%)	5mo	$132,000	$149	63
4634 S Vancouver Ave	0.13mi	2/1.0 (-1)	880 (+13%)	7mo	$150,000	$170	62
2312 W 47th Pl	0.33mi	2/1.0 (-1)	842 (+8%)	6mo	$149,000	$177	61
4016 S 23rd West Ave	0.57mi	2/1.0 (-1)	820 (+5%)	0mo	$150,000	$183	60
1932 W 47th Pl	0.21mi	3/1.0	864 (+11%)	22mo	$105,000	$122	54
2301 W 49th St	0.40mi	3/1.0	864 (+11%)	15mo	$159,900	$185	51
4329 S Xenophon Ave	0.17mi	2/1.0 (-1)	864 (+11%)	22mo	$125,000	$145	51
1908 W 40th St	0.55mi	2/1.0 (-1)	832 (+7%)	21mo	$150,500	$181	41
4546 S 29th WestAvenue	0.61mi	2/1.0 (-1)	823 (+6%)	23mo	$135,000	$164	38
1325 W 39th St	0.75mi	2/1.0 (-1)	819 (+5%)	20mo	$160,000	$195	35

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.47×
• Total profit: $24,616
• Equity at exit: $8,931

10-year hold

• IRR: 41.3%
• Equity multiple: 4.49×
• Total profit: $58,551
• Equity at exit: $5,179

Cash invested: $16,772 (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 74107

• Home prices YoY: -15.3%
• Rents YoY: 0.8%
• Active inventory: 99
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$314
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $581

Break-even live

Break-even rent $495

Max offer price $59,900

Occupancy floor 48%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1913 W 50th St Tulsa, OK	3.0	2.0	1082	$1,195	$1.10	23d	1	0.43mi
4831 S 30th West Ave Tulsa, OK	2.0	1.0	748	$1,250	$1.67	3d	1	0.74mi
4956 S Maybelle Ave Tulsa, OK	3.0	1.0	933	$1,395	$1.50	14d	1	0.80mi
5031 S 30th West Ave Tulsa, OK	2.0	1.0	987	$1,095	$1.11	21d	1	0.80mi
4847 S 32nd West Ave Tulsa, OK	3.0	1.0	876	$1,200	$1.37	16d	1	0.87mi
4128 S 32nd West Ave Tulsa, OK	3.0	1.0	957	$1,175	$1.23	1d	1	0.93mi
3722 W 44th St Tulsa, OK	3.0	1.0	1043	$1,150	$1.10	1d	1	1.19mi
3743 W 42nd Pl Tulsa, OK	2.0	1.0	856	$1,000	$1.17	1d	1	1.26mi

Listing history 13 events

1. 2026-05-06
   status Pending
2. 2026-04-13
   price $59,900
3. 2026-03-09
   price $69,900
4. 2026-02-28
   price $74,500
5. 2026-02-06
   listed $79,900 Active
6. 2025-11-25
   status Pending
7. 2025-11-25
   historical
8. 2025-11-14
   listed $79,900 Active
9. 2019-08-25
   historical
10. 2019-06-28
    price $42,000
11. 2019-02-25
    listed $50,000 Active
12. 1994-09-26
    historical
13. 1994-03-26
    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: $627 · $52/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 18 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: $14,770
• − Mortgage interest: −$3,355
• − Property taxes: −$627
• − Insurance: −$300
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$1,743
• Taxable income: $6,383
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,441/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): 19,013
• Household income: $53,505
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 667.0

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 0.63)
• Race & ethnicity: White 59% Two or more races 18% Hispanic / Latino 11% Black 8% Native American 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 2%

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: ▼ -42.46%
• Current HPI: 235.2296
• Rent YoY: ▲ 0.78%
• 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

+110.2% since first listed

13 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-04-13 Price Changed $59,900 MLS Technology, Inc.
• 2026-03-09 Price Changed $69,900 MLS Technology, Inc.
• 2026-02-28 Price Changed $74,500 MLS Technology, Inc.
• 2026-02-06 Listed $79,900 MLS Technology, Inc.
• 2025-11-25 Pending — MLS Technology, Inc.
• 2025-11-25 Listing Removed — MLS Technology, Inc.
• 2025-11-14 Listed $79,900 MLS Technology, Inc.
• 2019-08-25 Listing Removed — MLS Technology, Inc.
• 2019-06-28 Price Changed $42,000 MLS Technology, Inc.
• 2019-02-25 Listed $50,000 MLS Technology, Inc.
• 1994-09-26 Listing Removed — MLS Technology, Inc.
• 1994-03-26 Listed $28,500 MLS Technology, Inc.

Property tax history

+1.0%/yr

Latest (2025): $627 · +8.7% YoY. Source: county tax records.