1316 N Allegheny Ave · Tulsa, OK 74115

$129,000

4 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 51 Days on market

Built 1950 7,150 sqft lot Est $211k · 39% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in Tulsa! Located at 1316 N Allegheny Ave, this property offers strong potential for both investors and future homeowners. The home is currently tenant-occupied with a long-term renter of over 6 years who pays $1,100/month plus all utilities, making this a true turnkey rental opportunity from day one. The tenant is currently on a month-to-month lease, giving the new owner full flexibility—continue collecting rental income immediately or transition the property into an owner-occupied home. This flexibility makes it ideal for investors looking for cash flow or buyers willing to add a little TLC and build equity. The property is being sold as-is and is priced

Key facts

• Month to month lease
• Tenant occupied
• Solid rental area

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• TURNKEY RENTAL
• MONTH TO MONTH LEASE
• BUILT IN UPSIDE
• SOLID RENTAL AREA

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Entry on first floor
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Covered porch; Porch; Privacy fencing; Shed(s); Garage apartment; No additional exterior features listed

Interior

• Kitchen: Cooktop; Oven
• Bedrooms: Master bedroom (first floor); Bedroom (first floor)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Floor furnace; Gas heating; Central air conditioning
• Interior features: Wood window frames; Laminate counters; Gas range connection; Crawl space basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $129,000 price doesn't fit this home's estimated sale value (~$211,410) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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.
• Zoned schools: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.6%/yr); 89 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 38% of the median local income ($45k/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 $892 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 + 4.6% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $129k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $211,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1223 N Vandalia Ave	0.19mi	3/1.5 (-1)	1,468 (+1%)	17mo	$114,000	$78	68
4636 E Independence St	0.56mi	4/2.0	1,471 (+1%)	10mo	$228,000	$155	60
4603 E Independence St	0.58mi	4/2.5	1,447 (-1%)	12mo	$232,500	$161	55
1302 N Toledo Ave	0.31mi	4/2.0	1,300 (-11%)	13mo	$185,500	$143	52
4902 E Haskell St N	0.65mi	4/2.0	1,439 (-1%)	14mo	$160,000	$111	52
4726 E Marshall St	0.21mi	3/2.0 (-1)	1,264 (-13%)	11mo	$97,000	$77	50
2035 N Erie Ave	0.75mi	4/2.0	1,369 (-6%)	2mo	$198,000	$145	49
818 N Toledo Ave	0.59mi	3/2.0 (-1)	1,348 (-8%)	3mo	$217,000	$161	48
4946 E Haskell Pl	0.59mi	3/3.0 (-1)	1,384 (-5%)	7mo	$135,000	$98	45
1441 N Kingston Ave	0.64mi	3/1.0 (-1)	1,326 (-9%)	7mo	$100,000	$75	44
911 N Urbana Ave	0.52mi	4/2.0	1,266 (-13%)	13mo	$221,000	$175	38
5931 E Marshall Pl	0.64mi	3/1.0 (-1)	1,250 (-14%)	10mo	$184,000	$147	33

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-436
• Equity at exit: $19,234

10-year hold

• IRR: 10.9%
• Equity multiple: 1.91×
• Total profit: $32,691
• Equity at exit: $11,154

Cash invested: $36,120 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 89
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$676
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $286

Break-even live

Break-even rent $1,064

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $359	-5% $322	+0% $286	+5% $249	+10% $213
Rent	-10% $173	-5% $229	+0% $286	+5% $342	+10% $398
Rate	-1.0pp $351	-0.5pp $318	base $286	+0.5pp $252	+1.0pp $218

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 N Kingston Ave Tulsa, OK	4.0	1.0	1279	$1,350	$1.06	25d	1	0.62mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	25d	1	0.75mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	5d	1	0.88mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	18d	1	0.92mi
4257 E Young Pl Tulsa, OK	4.0	1.0	1152	$1,150	$1.00	25d	1	1.10mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	18d	1	1.12mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	1.25mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	25d	1	1.34mi
5347 E 5th St Tulsa, OK	3.0	1.0	1181	$1,600	$1.35	25d	1	1.41mi
3531 E 4th St Tulsa, OK	3.0	2.0	1652	$1,745	$1.06	25d	1	1.47mi

Listing history 17 events

1. 2026-06-22
   days on market $129,000 Active 51 DOM
2. 2026-06-18
   days on market $129,000 Active 48 DOM
3. 2026-06-17
   days on market $129,000 Active 47 DOM
4. 2026-06-16
   days on market $129,000 Active 46 DOM
5. 2026-06-15
   days on market $129,000 Active 45 DOM
6. 2026-06-13
   days on market $129,000 Active 43 DOM
7. 2026-06-10
   days on market $129,000 Active 40 DOM
8. 2026-06-09
   days on market $129,000 Active 39 DOM
9. 2026-06-08
   days on market $129,000 Active 38 DOM
10. 2026-06-07
    days on market $129,000 Active 37 DOM
11. 2026-06-05
    days on market $129,000 Active 34 DOM
12. 2026-06-03
    days on market $129,000 Active 33 DOM
13. 2026-06-02
    days on market $129,000 Active 32 DOM
14. 2026-06-01
    days on market $129,000 Active 31 DOM
15. 2026-05-31
    days on market $129,000 Active 30 DOM
16. 2026-05-01
    listed $129,000 Active
17. 2022-07-14
    soldstatus $85,000

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,321 · $110/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 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,103
• − Mortgage interest: −$7,226
• − Property taxes: −$1,321
• − Insurance: −$645
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,753
• Taxable income: $1,422
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $3,086/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): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• 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

+51.8% since first listed

2 events — show timeline

• 2026-05-01 Listed $129,000 MLS Technology, Inc.
• 2022-07-14 Sold (Public Records) $85,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,321 · +8.6% YoY. Source: county tax records.