850 N St Louis Ave · Tulsa, OK 74106

$165,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 7 Days on market

Built 2014 9,150 sqft lot Est $211k · 22% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Beautifully updated 3-bedroom, 1-bath home featuring fresh interior and exterior paint for a clean, modern look. Inside, newer waterproof vinyl flooring has been installed throughout, offering both style and durability. The bathroom has been refreshed with a new sink, new mirror, and updated vanity light fixture. This move-in ready property also includes a convenient carport for covered parking. Conveniently located in Tulsa with easy access to shopping, dining, schools, and highway. Washer, dryer and refrigerator stay with acceptable offer.

Key facts

• Refreshed bathroom
• Updated home
• Convenient carport

Tags

• UPDATED HOME
• REFRESHED BATHROOM
• CONVENIENT CARPORT

Property features AI

Exterior

• Parking: One-car garage; Carport
• Security: No safety shelter; Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story single wide mobile home; Faces east; Slab foundation
• Construction: Brick veneer and vinyl siding; Built (year source: public records)
• Exterior features: Shed(s); Chain link fencing; No other exterior features listed

Interior

• Kitchen: Refrigerator; Oven/Range/Stove; Microwave; Dishwasher; Disposal; Gas water heater
• Bedrooms: Three bedrooms on the first level (including master with walk-in closet; two additional bedrooms with walk-in closets)
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; Smoke detector(s)
• Laundry & utility: Washer hookup; Washer; Dryer; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.7% 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 (+3.5%/yr); 137 active listings in the ZIP; 30 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).
• At $1,740/mo this rent would consume 51% of the median local household income ($41k/yr) (locally 1055% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $211,008
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 N Quincy Ave	0.22mi	3/2.0	1,240 (-8%)	10mo	$195,000	$157	64
56 N Xanthus Ave	0.56mi	2/1.0 (-1)	1,310 (-2%)	1mo	$127,000	$97	64
1008 E King Pl	0.47mi	2/1.0 (-1)	1,248 (-7%)	6mo	$68,000	$54	56
1730 E Marshall Pl	0.47mi	3/2.0	1,180 (-12%)	17mo	$230,000	$195	40
112 N Yorktown Ave	0.56mi	3/2.0	1,153 (-14%)	18mo	$200,000	$173	31
114 N Xanthus Ave	0.50mi	3/2.0	1,536 (+14%)	21mo	$278,900	$182	31
10 S Yorktown Ave	0.72mi	4/2.0 (+1)	1,490 (+11%)	19mo	$120,000	$81	23

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,312
• Equity at exit: $24,602

10-year hold

• IRR: 7.8%
• Equity multiple: 1.60×
• Total profit: $27,738
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$865
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $338

Break-even live

Break-even rent $1,313

Max offer price $165,000

Occupancy floor 76%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	0.12mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	24d	1	0.17mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	0.47mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	1.01mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	2d	3	1.02mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	3d	1	1.04mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	2d	30	1.07mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	3d	1	1.08mi
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,995	$2.63	2d	10	1.11mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	2d	28	1.14mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	3d	1	1.18mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	20d	5	1.20mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	2d	4	1.20mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	24d	3	1.22mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	24d	1	1.22mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	24d	1	1.28mi
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	24d	1	1.36mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	24d	1	1.38mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	24d	1	1.38mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	12d	1	1.40mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,787	$2.45	2d	10	1.44mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	3d	1	1.45mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,499	$2.80	2d	5	1.46mi
1201 S Rockford Ave Unit 7 Tulsa, OK	2.0	1.5	920	$875	$0.95	3d	1	1.47mi
1201 S Rockford Ave Unit 11 Tulsa, OK	2.0	1.5	920	$885	$0.96	24d	1	1.47mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	3d	1	1.48mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	16d	4	1.49mi
6 E 5th St Unit 105 Tulsa, OK	2.0	2.0	1361	$2,450	$1.80	21d	1	1.49mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	21d	1	1.49mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	2d	6	1.50mi

Listing history 8 events

1. 2026-06-05
   status $165,000 Pending 7 DOM
2. 2026-06-03
   days on market $165,000 Active 7 DOM
3. 2026-06-02
   days on market $165,000 Active 6 DOM
4. 2026-06-01
   days on market $165,000 Active 5 DOM
5. 2026-05-31
   days on market $165,000 Active 4 DOM
6. 2026-05-27
   listed $165,000 Active
7. 2018-07-30
   soldstatus $175,000
8. 1986-03-24
   soldstatus $10,000

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$250/yr (+$21/mo · 20.2%)

ⓘ 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 · 16 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: $20,882
• − Mortgage interest: −$9,243
• − Property taxes: −$1,235
• − Insurance: −$825
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,800
• Taxable income: $1,438
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $3,708/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

+1550.0% since first listed

3 events — show timeline

• 2026-05-27 Listed $165,000 MLS Technology, Inc.
• 2018-07-30 Sold (Public Records) $175,000 Public Records
• 1986-03-24 Sold (Public Records) $10,000 Public Records

Property tax history

+27.4%/yr

Latest (2025): $1,235 · +6.9% YoY. Source: county tax records.