131 N 44th WestAvenue · Tulsa, OK 74127

$90,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 23 Days on market

Built 1953 8,235 sqft lot Est $154k · 42% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

NEW ROOF CARPORT & GARAGE -2 FULL BATHS CH & AIR DEN & LIVING ROOM

Key facts

• Fenced in backyard
• Mature trees
• 8,235 sq ft lot

Tags

• FENCED IN BACKYARD
• MATURE TREES

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Built (year per public records)
• Exterior features: Patio; Porch; Chain link fencing; Mature trees on lot; No additional exterior features listed

Interior

• Kitchen: Kitchen (first level)
• Bedrooms: Master bedroom (first level); Additional bedrooms (first level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Other interior features
• Laundry & utility: Utility room (first level); Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 (+2.5%/yr); 113 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 38% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $48k; list at $90k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.64% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.83%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $154,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4330 W Archer St	0.09mi	3/1.0	1,164 (-10%)	6mo	$155,900	$134	74
224 N 43rd Ave	0.09mi	2/1.0 (-1)	1,391 (+7%)	6mo	$115,000	$83	74
4303 W Edison St	0.32mi	3/2.0	1,212 (-6%)	2mo	$240,000	$198	68
444 S 43rd WestAvenue	0.46mi	3/1.0	1,212 (-6%)	0mo	$95,000	$78	67
423 S 43rd Ave W	0.42mi	3/2.0	1,232 (-5%)	9mo	$160,000	$130	61
4933 W 2nd St	0.43mi	2/1.0 (-1)	1,224 (-6%)	8mo	$47,500	$39	60
114 S 42nd WestAvenue	0.21mi	4/1.0 (+1)	1,152 (-11%)	9mo	$126,000	$109	59
344 S 41st WestAvenue	0.38mi	4/1.5 (+1)	1,383 (+7%)	6mo	$165,000	$119	59
4716 W 8th St	0.75mi	4/2.0 (+1)	1,292 (-0%)	1mo	$158,000	$122	55
4141 W 8th St	0.66mi	4/2.0 (+1)	1,245 (-4%)	5mo	$73,800	$59	50
5330 W 2nd St	0.67mi	3/2.0	1,212 (-6%)	7mo	$90,000	$74	48
118 S 36th WestAvenue	0.57mi	3/2.5	1,120 (-14%)	6mo	$177,000	$158	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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.81×
• Total profit: $20,497
• Equity at exit: $13,419

10-year hold

• IRR: 28.0%
• Equity multiple: 3.41×
• Total profit: $60,798
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $563

Break-even live

Break-even rent $762

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $614	-5% $589	+0% $563	+5% $538	+10% $512
Rent	-10% $447	-5% $505	+0% $563	+5% $622	+10% $680
Rate	-1.0pp $609	-0.5pp $586	base $563	+0.5pp $540	+1.0pp $516

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5330 W 2nd St Tulsa, OK	4.0	2.0	1212	$1,700	$1.40	2d	1	0.67mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	20d	1	1.17mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $90,000 Pending 23 DOM
2. 2026-06-10
   days on market $90,000 Active 22 DOM
3. 2026-06-09
   days on market $90,000 Active 21 DOM
4. 2026-06-08
   days on market $90,000 Active 20 DOM
5. 2026-06-07
   days on market $90,000 Active 19 DOM
6. 2026-06-05
   days on market $90,000 Active 16 DOM
7. 2026-06-03
   days on market $90,000 Active 15 DOM
8. 2026-06-02
   days on market $90,000 Active 14 DOM
9. 2026-06-01
   days on market $90,000 Active 13 DOM
10. 2026-05-31
    days on market $90,000 Active 12 DOM
11. 2026-05-18
    listed $90,000 Active
12. 1999-05-05
    soldstatus $47,500
13. 1999-05-05
    soldstatus $47,500
14. 1999-04-30
    soldstatus $47,500 84-char remark

    Show marketing remark (84 chars)

    NEW ROOF CARPORT & GARAGE -2 FULL BATHS CH & AIR DEN & LIVING ROOM

15. 1999-03-28
    historical 84-char remark

    Show marketing remark (84 chars)

    NEW ROOF CARPORT & GARAGE -2 FULL BATHS CH & AIR DEN & LIVING ROOM

16. 1998-10-22
    listed $47,500 84-char remark

    Show marketing remark (84 chars)

    NEW ROOF CARPORT & GARAGE -2 FULL BATHS CH & AIR DEN & LIVING ROOM

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,107 · $92/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 4/10 Moderate FEMA zone X (shaded) · 20% 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 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: $17,698
• − Mortgage interest: −$5,041
• − Property taxes: −$1,107
• − Insurance: −$450
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,618
• Taxable income: $5,650
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $5,405/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

+89.5% since first listed

6 events — show timeline

• 2026-05-18 Listed $90,000 MLS Technology, Inc.
• 1999-05-05 Sold (Public Records) $47,500 Public Records
• 1999-05-05 Sold (Public Records) $47,500 Public Records
• 1999-04-30 Sold (MLS) $47,500 MLS Technology, Inc.
• 1999-03-28 Listing Removed — MLS Technology, Inc.
• 1998-10-22 Listed $47,500 MLS Technology, Inc.

Property tax history

+3.6%/yr

Latest (2025): $1,107 · +7.1% YoY. Source: county tax records.