2424 N Boston Ave · Tulsa, OK 74106

$175,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 42 Days on market

Built 1930 7,000 sqft lot Est $196k · 11% under

---

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 +15.6/30.0
• ARV discount +12.3/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

READY TO LOVE YOUR LIVING SPACE? COME BROWSE THIS BEAUTIFUL 2 BDRM, 1 BATH HOME TUCKED AWAY IN THE HISTORICAL RESERVOIR HILLS ADDITION WITH ITS MANY UNIQUE FEATURES THAT WARMLY INVITES YOU TO WANT TO CALL THIS HOME. HOUSE SELLING "AS-IS", ENHANCEMENTS COMPLETED BY SELLER WHICH INCLUDES FRESHLY PAINTED INTERIOR THROUGHOUT, RICH WOOD-STAINED FLOORS, ALL HVAC DUCTS AND VENTS REPLACED, UPGRADED TO 3-PRONG ELECTRICAL OUTLETS, SECONDARY ELECTRICAL PANEL INSTALLED, SIX PANEL DOORS ADDED, CEILING FANS REPLACED, FULL KITCHEN RENOVATION WITH NEW APPLIANCES OFFERING A CLEAN, MOVE-IN READY APPEAL. SCHEDULE A SHOWING TODAY!

Key facts

• 7,000 sq ft lot
• Built 1930
• Listed 42 days

Property features AI

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry includes basement/crawlspace
• Construction: Brick and wood frame construction; Asphalt fiberglass roof; Basement and crawlspace foundation; Built per public records
• Exterior features: Concrete driveway; No additional exterior features listed

Interior

• Kitchen: Gas oven connection
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Gas oven connection; Wood window frames; Has fireplace with gas starter; Has basement (crawl space and full)
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $74 ($889/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 $141k (19.4% below list).
• Recommended offer: $141k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 41% 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 $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

• It's been on market 42 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $141,013 (19.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $195,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2503 N Boston Pl	0.15mi	3/1.0 (+1)	1,397 (+3%)	7mo	$130,000	$93	78
2511 N Boston Ave	0.13mi	3/1.5 (+1)	1,454 (+7%)	2mo	$155,510	$107	73
219 E Woodrow Pl	0.23mi	3/2.0 (+1)	1,426 (+5%)	8mo	$270,000	$189	66
221 E Woodrow St	0.28mi	3/2.0 (+1)	1,305 (-4%)	13mo	$238,850	$183	60
2532 N Martin Luther King Jr Blvd	0.22mi	2/2.0	1,210 (-11%)	9mo	$153,000	$126	60
209 E Xyler St	0.18mi	2/1.0	1,190 (-12%)	18mo	$163,000	$137	55
1966 N Boston Ave	0.26mi	3/2.0 (+1)	1,506 (+11%)	15mo	$228,000	$151	48
1546 N Denver Ave	0.69mi	2/1.0	1,498 (+10%)	11mo	$215,000	$144	41
1635 N Boston Ave	0.56mi	3/1.0 (+1)	1,210 (-11%)	12mo	$128,000	$106	40
415 E Ute St N	0.48mi	3/2.0 (+1)	1,180 (-13%)	13mo	$230,000	$195	36
256 E Tecumseh St	0.52mi	3/2.5 (+1)	1,533 (+13%)	12mo	$235,000	$153	34
610 E 27th Pl N	0.68mi	3/2.0 (+1)	1,172 (-14%)	15mo	$139,900	$119	24

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-22,950
• Equity at exit: $26,093

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-11,047
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$918
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $74

Break-even live

Break-even rent $1,316

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $173	-5% $124	+0% $74	+5% $25	+10% $-25
Rent	-10% $-37	-5% $18	+0% $74	+5% $130	+10% $186
Rate	-1.0pp $162	-0.5pp $119	base $74	+0.5pp $29	+1.0pp $-17

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	18d	1	0.23mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	25d	1	0.23mi
245 E Young Pl Tulsa, OK	3.0	2.0	1528	$1,450	$0.95	18d	1	0.26mi
613 E Xyler St Tulsa, OK	1.0	1.0	1392	$875	$0.63	18d	1	0.56mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	25d	1	1.13mi

Listing history 22 events

1. 2026-06-22
   days on market $175,000 Active 42 DOM
2. 2026-06-18
   days on market $175,000 Active 39 DOM
3. 2026-06-17
   days on market $175,000 Active 38 DOM
4. 2026-06-16
   days on market $175,000 Active 37 DOM
5. 2026-06-15
   days on market $175,000 Active 36 DOM
6. 2026-06-13
   days on market $175,000 Active 34 DOM
7. 2026-06-10
   days on market $175,000 Active 31 DOM
8. 2026-06-09
   days on market $175,000 Active 30 DOM
9. 2026-06-08
   days on market $175,000 Active 29 DOM
10. 2026-06-07
    days on market $175,000 Active 28 DOM
11. 2026-06-05
    days on market $175,000 Active 25 DOM
12. 2026-06-03
    days on market $175,000 Active 24 DOM
13. 2026-06-02
    days on market $175,000 Active 23 DOM
14. 2026-06-01
    days on market $175,000 Active 22 DOM
15. 2026-05-31
    days on market $175,000 Active 21 DOM
16. 2026-05-23
    price $175,000
17. 2026-05-17
    status Active
18. 2026-03-19
    historical
19. 2026-03-10
    listed $160,000 Active
20. 2026-02-22
    historical
21. 2025-10-25
    price $160,000
22. 2025-08-23
    listed $165,000 Active

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$984/yr (+$82/mo · 166.5%)

ⓘ 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: $16,922
• − Mortgage interest: −$9,803
• − Property taxes: −$591
• − Insurance: −$875
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$5,091
• Taxable loss: −$2,146
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,404/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

+6.1% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $175,000 MLS Technology, Inc.
• 2026-05-17 Relisted — MLS Technology, Inc.
• 2026-03-19 Listing Removed — MLS Technology, Inc.
• 2026-03-10 Listed $160,000 MLS Technology, Inc.
• 2026-02-22 Listing Removed — MLS Technology, Inc.
• 2025-10-25 Price Changed $160,000 MLS Technology, Inc.
• 2025-08-23 Listed $165,000 MLS Technology, Inc.

Property tax history

+1.1%/yr

Latest (2025): $591 · +3.5% YoY. Source: county tax records.