4341 N Iroquois Ave · Tulsa, OK 74106

$140,000

3 bd · 1.0 ba · 930 sqft · SingleFamily public records · 13 Days on market

Built 1956 8,835 sqft lot Est $123k · 14% over

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Why this score? — see what drove the D- 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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Schools +0.8/10.0

Listing remarks MLS

Check out this cute bungalow home. This home features recent updates in the kitchen and bathroom. New central Ac & heat throughout home, and new electrical wiring. The backyard is very large perfect for adding your desired landscape. Schedule a tour today!

Key facts

• Spacious backyard
• Convenient access
• Converted garage

Tags

• CONVERTED GARAGE
• ADDITIONAL LIVING SPACE
• SPACIOUS BACKYARD
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: 1-car garage with workshop area
• Security: No safety shelter
• Utilities: Cable available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Asphalt/fiberglass roof; Year built source: Appraiser
• Exterior features: Covered porch; Porch; Chain link fencing; Garage apartment (separate structure)

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bedrooms: Three first-floor bedrooms (each without an attached bath)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Aluminum window frames; No notable built-in interior features reported
• Laundry & utility: Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $30 ($361/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (16.5% below list).
• Recommended offer: $117k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (+3.5%/yr); 137 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 34% of the median local income ($41k/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 $968 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $82k; list at $140k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $116,948 (16.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $122,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4338 N Iroquois Ave	0.03mi	3/1.0	912 (-2%)	8mo	$120,500	$132	89
4512 N Kenosha Ave	0.13mi	3/1.0	888 (-4%)	3mo	$58,000	$65	84
4338 N Hartford Ave	0.10mi	3/1.0	864 (-7%)	7mo	$79,000	$91	78
4318 N Kenosha Ave	0.13mi	3/1.0	888 (-4%)	12mo	$65,000	$73	76
4334 N Garrison Ave	0.22mi	3/1.0	864 (-7%)	11mo	$124,000	$144	69
538 E 48th Pl N	0.48mi	3/1.0	984 (+6%)	1mo	$131,000	$133	67
3759 N Hartford Ave	0.57mi	3/1.0	936 (+1%)	13mo	$126,000	$135	61
4842 N Johnstown Ave	0.42mi	3/1.0	1,032 (+11%)	2mo	$72,000	$70	60
4356 N Elgin Ave	0.41mi	4/1.0 (+1)	864 (-7%)	5mo	$73,600	$85	60
3723 N Lansing Pl	0.68mi	3/1.0	935 (+0%)	9mo	$67,500	$72	60
509 E 48th Pl N	0.54mi	3/1.0	864 (-7%)	7mo	$115,000	$133	57
4690 N Boston Pl	0.74mi	3/1.0	864 (-7%)	13mo	$115,000	$133	43

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-20,161
• Equity at exit: $20,874

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-12,554
• Equity at exit: $12,105

Cash invested: $39,200 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$734
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $30

Break-even live

Break-even rent $1,131

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $109	-5% $70	+0% $30	+5% $-10	+10% $-49
Rent	-10% $-62	-5% $-16	+0% $30	+5% $76	+10% $122
Rate	-1.0pp $101	-0.5pp $66	base $30	+0.5pp $-6	+1.0pp $-43

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	3d	1	0.46mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	0.73mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	3d	1	1.09mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	23d	1	1.09mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	3d	1	1.10mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	25d	1	1.17mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	3d	1	1.18mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	25d	1	1.20mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	23d	1	1.23mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	3d	1	1.35mi

Listing history 9 events

1. 2026-06-22
   days on market $140,000 Active 13 DOM
2. 2026-06-18
   days on market $140,000 Active 10 DOM
3. 2026-06-17
   days on market $140,000 Active 9 DOM
4. 2026-06-16
   days on market $140,000 Active 8 DOM
5. 2026-06-15
   days on market $140,000 Active 7 DOM
6. 2026-06-13
   days on market $140,000 Active 5 DOM
7. 2026-06-10
   days on market $140,000 Active 2 DOM
8. 2026-06-08
   remarks 621-char remark
9. 2026-06-08
   listed $140,000 Active 1 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: $1,216 · $101/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$44/yr (+$4/mo · 3.6%)

ⓘ 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 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: $14,034
• − Mortgage interest: −$7,842
• − Property taxes: −$1,216
• − Insurance: −$700
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$4,073
• Taxable loss: −$2,043
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $851/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

+115.4% since first listed

8 events — show timeline

• 2026-06-08 Listed $140,000 MLS Technology, Inc.
• 2024-03-26 Sold (MLS) $82,500 MLS Technology, Inc.
• 2024-02-28 Pending — MLS Technology, Inc.
• 2024-02-23 Listed $82,500 MLS Technology, Inc.
• 2022-08-09 Listing Removed — MLS Technology, Inc.
• 2022-08-04 Relisted — MLS Technology, Inc.
• 2022-07-23 Pending — MLS Technology, Inc.
• 2022-07-20 Listed $65,000 MLS Technology, Inc.

Property tax history

+16.4%/yr

Latest (2025): $1,216 · +141.3% YoY. Source: county tax records.