1901 N Atlanta Ave · Tulsa, OK 74110

$128,000

3 bd · 1.0 ba · 857 sqft · SingleFamily public records · 75 Days on market

Built 1940 5,000 sqft lot

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Why this score? — see what drove the C- 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 +17.9/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Owner to Owner financing Available! Step into this beautifully updated 3-bedroom, 1-bath home situated on a spacious corner lot! Perfect for a first-time buyer or a savvy investor, this home offers fresh upgrades throughout. Whether you're looking for a move-in ready home or a turnkey rental, this property checks all the boxes. New roof, new windows, new appliances are just some of the many upgrades this house has to offer. Conveniently located with quick access to downtown Tulsa, highways, and local schools. Don't miss this versatile opportunity! Owner/Agent

Key facts

• New appliances
• Local schools
• Corner lot

Tags

• CORNER LOT
• NEW ROOF
• NEW WINDOWS
• NEW APPLIANCES
• QUICK ACCESS TO DOWNTOWN
• LOCAL SCHOOLS

Property features AI

Finance

• HOA & community: Gutter(s) listed as community/maintenance feature

Exterior

• Parking: Detached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Entry on first level
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built (source: appraiser)
• Exterior features: Concrete driveway; Rain gutters; Patio; Full fence; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range/Stove
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom (hall bath with bathtub)
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Butcher block counters; Ceiling fan(s); Gas range connection; Gas oven connection; Vinyl windows
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room (garage)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $111k (13.6% below list).
• Recommended offer: $111k (13.6% below list) — sets the bar for 1% rule.

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 (+1.8%/yr); 58 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).

Forward outlook

• In year one you build about $12k of equity ($885 loan paydown + $11k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $19k; list at $128k implies a 574% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $110,630 (13.6% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.86% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $83,129
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 N Atlanta Ave	0.00mi	3/1.0	909 (+6%)	0mo	$131,500	$145	90
1920 N Lewis Pl	0.08mi	2/1.0 (-1)	928 (+8%)	6mo	$35,000	$38	73
2018 N Delaware Pl	0.43mi	3/1.0	888 (+4%)	3mo	$153,000	$172	72
2320 N Atlanta Pl	0.37mi	2/1.0 (-1)	910 (+6%)	2mo	$119,900	$132	66
2032 N Evanston Pl	0.55mi	3/1.0	912 (+6%)	2mo	$61,000	$67	62
2918 E Woodrow St	0.61mi	2/1.0 (-1)	876 (+2%)	2mo	$62,500	$71	62
1819 N Xanthus Ave	0.41mi	2/1.0 (-1)	914 (+7%)	15mo	$35,000	$38	52
1308 N Delaware Pl	0.71mi	3/1.0	832 (-3%)	13mo	$136,900	$165	51
2707 E Marshall St	0.71mi	3/1.0	965 (+13%)	2mo	$105,000	$109	45
3116 E Woodrow St	0.71mi	2/1.0 (-1)	910 (+6%)	10mo	$88,500	$97	43
2915 E Virgin St	0.59mi	3/2.0	984 (+15%)	13mo	$88,000	$89	32
3127 E Virgin St	0.73mi	2/1.0 (-1)	941 (+10%)	15mo	$83,000	$88	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.78×
• Total profit: $63,890
• Equity at exit: $103,334

10-year hold

• IRR: 21.1%
• Equity multiple: 5.97×
• Total profit: $178,015
• Equity at exit: $211,215

Cash invested: $35,840 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 58
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$671
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $107

Break-even live

Break-even rent $970

Max offer price $128,000

Occupancy floor 85%

Sensitivity live

Price	-10% $180	-5% $144	+0% $107	+5% $71	+10% $35
Rent	-10% $20	-5% $64	+0% $107	+5% $151	+10% $195
Rate	-1.0pp $172	-0.5pp $140	base $107	+0.5pp $74	+1.0pp $40

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	25d	1	0.07mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	5d	1	0.19mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.27mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	5d	1	0.40mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	0.74mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	25d	1	1.20mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	25d	1	1.20mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	25d	1	1.21mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	5d	1	1.33mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	25d	1	1.45mi

Listing history 19 events

1. 2026-05-14
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-07
   status Pending
4. 2026-03-16
   price $128,000
5. 2026-03-11
   status Active
6. 2026-02-23
   status Pending
7. 2026-02-04
   listed $133,000 Active
8. 2026-02-04
   historical
9. 2026-01-28
   price $133,000
10. 2025-12-23
    status Active
11. 2025-12-23
    price $138,000
12. 2025-11-21
    status Pending
13. 2025-11-14
    price $130,000
14. 2025-09-24
    price $135,000
15. 2025-09-03
    price $138,000
16. 2025-08-12
    price $148,000
17. 2025-08-06
    listed $155,000 Active
18. 1997-08-01
    soldstatus $19,000
19. 1991-04-03
    soldstatus $9,500

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$647/yr (+$54/mo · 128.1%)

ⓘ 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 2/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,276
• − Mortgage interest: −$7,170
• − Property taxes: −$505
• − Insurance: −$640
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,724
• Taxable loss: −$887
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $1,501/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+1247.4% since first listed

19 events — show timeline

• 2026-05-14 Pending — MLS Technology, Inc.
• 2026-04-15 Relisted — MLS Technology, Inc.
• 2026-04-07 Pending — MLS Technology, Inc.
• 2026-03-16 Price Changed $128,000 MLS Technology, Inc.
• 2026-03-11 Relisted — MLS Technology, Inc.
• 2026-02-23 Pending — MLS Technology, Inc.
• 2026-02-04 Listing Removed — MLS Technology, Inc.
• 2026-02-04 Listed $133,000 MLS Technology, Inc.
• 2026-01-28 Price Changed $133,000 MLS Technology, Inc.
• 2025-12-23 Relisted — MLS Technology, Inc.
• 2025-12-23 Price Changed $138,000 MLS Technology, Inc.
• 2025-11-21 Pending — MLS Technology, Inc.
• 2025-11-14 Price Changed $130,000 MLS Technology, Inc.
• 2025-09-24 Price Changed $135,000 MLS Technology, Inc.
• 2025-09-03 Price Changed $138,000 MLS Technology, Inc.
• 2025-08-12 Price Changed $148,000 MLS Technology, Inc.
• 2025-08-06 Listed $155,000 MLS Technology, Inc.
• 1997-08-01 Sold (Public Records) $19,000 Public Records
• 1991-04-03 Sold (Public Records) $9,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $505 · +8.6% YoY. Source: county tax records.