3814 S Indianapolis Ave · Tulsa, OK 74135

$140,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 1 Days on market

Built 1954 7,080 sqft lot Est $220k · 36% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• 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

House with beautiful curb appeal but needs love on the inside. Sold at time of listing.

Key facts

• 7,080 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Finance

• Other: Lot approximately 0.163 acres
• Financial info: Financial details not provided
• HOA & community: Gutters noted as a community/feature

Exterior

• Parking: Attached garage; 2 garage spaces; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Porch; Patio; Rain gutters; Chain-link fencing; Shed(s)

Interior

• Kitchen: Oven; Range; Garbage disposal
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate countertops; Aluminum window frames; No additional interior safety shelter noted
• Laundry & utility: 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 $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.1% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 30% of the median local income ($63k/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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $140,000

Questions for the listing agent

1. Built in 1954 — 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: 1.12% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $220,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3814 S Indianapolis Ave	0.00mi	3/1.5	1,282 (+0%)	0mo	$140,000	$109	98
3718 E 38th St	0.23mi	3/1.0	1,311 (+2%)	3mo	$143,550	$109	82
3714 E 37th Pl	0.25mi	2/1.0 (-1)	1,227 (-4%)	4mo	$239,900	$196	73
3714 E 40th St	0.27mi	3/1.5	1,176 (-8%)	2mo	$235,000	$200	71
3929 E 38th St	0.40mi	3/1.0	1,188 (-7%)	3mo	$230,000	$194	67
3930 E 34th St	0.61mi	3/1.5	1,330 (+4%)	3mo	$200,000	$150	61
4124 E 35th St	0.64mi	2/1.0 (-1)	1,206 (-6%)	1mo	$208,000	$172	55
3820 S Pittsburg Ave S	0.43mi	3/1.5	1,463 (+14%)	2mo	$185,000	$126	52
3327 S Marion Ave	0.54mi	4/2.0 (+1)	1,373 (+7%)	3mo	$237,000	$173	51
4123 E 37th Pl	0.51mi	3/1.0	1,459 (+14%)	3mo	$260,000	$178	51
4030 S Toledo Ave	0.73mi	3/2.0	1,350 (+6%)	4mo	$217,600	$161	50
3921 E 34th St	0.61mi	3/1.0	1,451 (+13%)	4mo	$217,500	$150	45

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,544
• Equity at exit: $20,874

10-year hold

• IRR: 7.4%
• Equity multiple: 1.55×
• Total profit: $21,509
• 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 74135

• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$734
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $329

Break-even live

Break-even rent $1,155

Max offer price $140,000

Occupancy floor 74%

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3915 E 38th St Tulsa, OK	3.0	2.0	1336	$1,200	$0.90	10d	1	0.36mi
3701 S Richmond Ave Tulsa, OK	4.0	2.0	1252	$2,195	$1.75	11d	1	0.64mi
3147 S Louisville Ave Tulsa, OK	3.0	1.0	1350	$1,395	$1.03	23d	1	0.73mi
3519 S Sandusky Ave Tulsa, OK	3.0	2.0	1547	$1,750	$1.13	23d	1	0.78mi
3519 S Sandusky Ave Tulsa, OK	3.0	2.0	1547	$1,750	$1.13	11d	1	0.78mi
3220 E 47th St Tulsa, OK	2.0	1.5	1117	$1,350	$1.21	15d	1	0.82mi
3220 E 47th St Unit 3218 Tulsa, OK	2.0	1.5	1117	$1,350	$1.21	23d	1	0.84mi
3510 E 30th Pl Tulsa, OK	2.0	1.0	1128	$1,275	$1.13	2d	1	0.87mi
4752 S Harvard Ave Tulsa, OK	1.0–3.0	1.0–2.0	1125	$1,375	$1.22	23d	14	0.91mi
4511 E 45th St Tulsa, OK	3.0	1.5	1277	$1,595	$1.25	23d	1	0.92mi
3526 E 48th Pl Tulsa, OK	3.0	2.0	1850	$1,690	$0.91	2d	1	0.98mi
3707 E 29th St Tulsa, OK	3.0	1.0	1204	$1,595	$1.32	23d	1	1.04mi
4540 E 49th St Tulsa, OK	3.0	2.0	1484	$1,495	$1.01	19d	1	1.18mi
4540 E 49th St Tulsa, OK	3.0	2.0	1484	$1,495	$1.01	23d	1	1.18mi
5301 E 32nd Pl Unit B Tulsa, OK	2.0	1.5	1005	$1,250	$1.24	3d	1	1.32mi
4016 E 51st Pl Tulsa, OK	4.0	2.0	1800	$2,795	$1.55	21d	1	1.34mi
2535 S Pittsburg Ave Tulsa, OK	3.0	2.0	1213	$1,803	$1.49	1d	1	1.40mi
5214 E 47th Pl Tulsa, OK	2.0	1.5	969	$1,197	$1.24	3d	1	1.44mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-15
   listed $140,000 Active
3. 1986-04-18
   soldstatus $45,000

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/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 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,849
• − Mortgage interest: −$7,842
• − Property taxes: −$1,436
• − Insurance: −$700
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$4,073
• Taxable income: $1,783
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $3,517/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): 20,138
• Household income: $62,694
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1348.0

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 0.55)
• Race & ethnicity: White 66% Two or more races 14% Hispanic / Latino 9% Black 7% Native American 5% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% Arabic 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: ▼ -222.51%
• Current HPI: 251.5917
• Rent YoY: ▲ 2.50%
• 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

+211.1% since first listed

3 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-05-15 Listed $140,000 MLS Technology, Inc.
• 1986-04-18 Sold (Public Records) $45,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,436 · +3.5% YoY. Source: county tax records.