5154 S 34th West Ave · Tulsa, OK 74107

$144,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 48 Days on market

Built 1960 0.31 ac lot Est $180k · 20% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom home with original hardwood flooring throughout the living & bedrooms, large fully fenced yard with large covered back deck. Great eat in kitchen. Easy access to expressways. Come make this your new home. AS IS seller will make no repairs.

Key facts

• 0.31 acre lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Deck; Chain-link full fencing; Mature trees

Interior

• Kitchen: Eat-in kitchen; Cooktop; Oven; Range
• Bedrooms: Three first-floor bedrooms; One first-floor bedroom without bath
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom (hall bath with bathtub)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Insulated doors; High-speed internet; Cable TV; Ceiling fan(s); Laminate counters; Programmable thermostat; Electric oven/range connection
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $92 ($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 $129k (10.3% below list).
• Recommended offer: $129k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 flat; 99 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 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

• It's been on market 48 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $306k (68%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $129,219 (10.3% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 0.90% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $179,676
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5154 S 34th West Ave	0.00mi	3/1.0	1,116 (0%)	0mo	$144,000	$129	100
3801 W 52nd Pl	0.27mi	3/1.0	1,077 (-4%)	3mo	$154,000	$143	79
4844 S 34th Ave W	0.28mi	3/2.0	1,130 (+1%)	4mo	$216,480	$192	78
3725 W 55th St	0.33mi	3/1.0	1,064 (-5%)	4mo	$132,000	$124	74
5028 S 29th West Ave	0.37mi	3/2.0	1,034 (-7%)	0mo	$207,000	$200	66
5334 S 30th WestAvenue	0.39mi	3/1.5	1,036 (-7%)	2mo	$175,000	$169	66
3007 W 55th St	0.39mi	3/2.0	1,221 (+9%)	0mo	$197,000	$161	62
3711 W 54th St	0.28mi	4/1.0 (+1)	1,248 (+12%)	5mo	$160,000	$128	58
4718 S 25th WestAvenue	0.75mi	3/2.0	1,144 (+2%)	3mo	$189,900	$166	54
4823 S 27th Ave W	0.57mi	3/2.0	1,214 (+9%)	4mo	$185,000	$152	52
4813 S 30th WestAvenue	0.46mi	3/2.0	1,281 (+15%)	7mo	$245,000	$191	44
4602 S 29th WestAvenue	0.71mi	2/1.0 (-1)	955 (-14%)	2mo	$138,000	$145	36

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-20,324
• Equity at exit: $21,471

10-year hold

• IRR: -9.5%
• Equity multiple: 0.47×
• Total profit: $-21,328
• Equity at exit: $12,450

Cash invested: $40,320 (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 74107

• Home prices YoY: -15.3%
• Rents YoY: 0.8%
• Active inventory: 99
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$755
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $92

Break-even live

Break-even rent $1,176

Max offer price $144,000

Occupancy floor 88%

Sensitivity live

Price	-10% $173	-5% $133	+0% $92	+5% $51	+10% $10
Rent	-10% $-10	-5% $41	+0% $92	+5% $143	+10% $194
Rate	-1.0pp $164	-0.5pp $129	base $92	+0.5pp $55	+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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4847 S 32nd West Ave Tulsa, OK	3.0	1.0	876	$1,200	$1.37	18d	1	0.31mi
5031 S 30th West Ave Tulsa, OK	2.0	1.0	987	$1,095	$1.11	23d	1	0.33mi
3812 W 55th St Unit A Tulsa, OK	3.0	2.0	1303	$1,500	$1.15	3d	1	0.41mi
4831 S 30th West Ave Tulsa, OK	2.0	1.0	748	$1,250	$1.67	4d	1	0.41mi
4008 W 55th St Tulsa, OK	3.0	1.0	1118	$1,150	$1.03	3d	1	0.46mi
4116 W 56th Pl Unit A Tulsa, OK	3.0	2.0	1303	$1,500	$1.15	5d	1	0.65mi
4115 W 57th St Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	5d	1	0.66mi
3722 W 44th St Tulsa, OK	3.0	1.0	1043	$1,150	$1.10	3d	1	0.81mi
1913 W 50th St Tulsa, OK	3.0	2.0	1082	$1,195	$1.10	25d	1	0.94mi
3743 W 42nd Pl Tulsa, OK	2.0	1.0	856	$1,000	$1.17	3d	1	0.97mi
4128 S 32nd West Ave Tulsa, OK	3.0	1.0	957	$1,175	$1.23	3d	1	1.08mi
6339 S 33rd West Ave Tulsa, OK	1.0–2.0	1.0–2.0	748	$1,100	$1.47	3d	11	1.14mi
6367 S 29th West Pl Tulsa, OK	3.0	2.0	1410	$1,695	$1.20	5d	1	1.22mi
3817 S 29th West Ave Tulsa, OK	3.0	2.0	1202	$1,350	$1.12	25d	1	1.34mi
1936 W 40th St Tulsa, OK	2.0	2.0	1286	$2,150	$1.67	23d	1	1.47mi

Listing history 26 events

1. 2026-05-17
   status Pending
2. 2026-05-06
   status Active
3. 2026-04-14
   status Pending
4. 2026-03-23
   price $144,000
5. 2026-03-12
   price $150,000
6. 2026-03-08
   listed $450,000 Active
7. 2021-09-18
   historical 264-char remark

   Show marketing remark (264 chars)

   Charming 3 bedroom home with original hardwood flooring throughout the living & bedrooms, large fully fenced yard with large covered back deck. Great eat in kitchen. Easy access to expressways. Come make this your new home. AS IS seller will make no repairs.

8. 2021-09-17
   soldstatus $116,500
9. 2021-09-16
   soldstatus $116,500 Closed 264-char remark

   Show marketing remark (264 chars)

   Charming 3 bedroom home with original hardwood flooring throughout the living & bedrooms, large fully fenced yard with large covered back deck. Great eat in kitchen. Easy access to expressways. Come make this your new home. AS IS seller will make no repairs.

10. 2021-09-01
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Charming 3 bedroom home with original hardwood flooring throughout the living & bedrooms, large fully fenced yard with large covered back deck. Great eat in kitchen. Easy access to expressways. Come make this your new home. AS IS seller will make no repairs.

11. 2021-08-27
    price $122,000 264-char remark

    Show marketing remark (264 chars)

    Charming 3 bedroom home with original hardwood flooring throughout the living & bedrooms, large fully fenced yard with large covered back deck. Great eat in kitchen. Easy access to expressways. Come make this your new home. AS IS seller will make no repairs.

12. 2021-08-24
    listed $128,000 Active 264-char remark

    Show marketing remark (264 chars)

    Charming 3 bedroom home with original hardwood flooring throughout the living & bedrooms, large fully fenced yard with large covered back deck. Great eat in kitchen. Easy access to expressways. Come make this your new home. AS IS seller will make no repairs.

13. 2019-12-26
    soldstatus $90,000
14. 2019-12-20
    soldstatus $90,000 Closed 189-char remark

    Show marketing remark (189 chars)

    Back on market financing fell through. Wonderful home. Original Hardwoods throughout the living and bedrooms, Fireplace, Nice kitchen, Large covered back deck. Large back yard fully fenced.

15. 2019-11-22
    status Pending 189-char remark

    Show marketing remark (189 chars)

    Back on market financing fell through. Wonderful home. Original Hardwoods throughout the living and bedrooms, Fireplace, Nice kitchen, Large covered back deck. Large back yard fully fenced.

16. 2019-11-20
    status Active 189-char remark

    Show marketing remark (189 chars)

    Back on market financing fell through. Wonderful home. Original Hardwoods throughout the living and bedrooms, Fireplace, Nice kitchen, Large covered back deck. Large back yard fully fenced.

17. 2019-10-19
    status Pending 189-char remark

    Show marketing remark (189 chars)

    Back on market financing fell through. Wonderful home. Original Hardwoods throughout the living and bedrooms, Fireplace, Nice kitchen, Large covered back deck. Large back yard fully fenced.

18. 2019-10-18
    listed $88,000 Active 189-char remark

    Show marketing remark (189 chars)

    Back on market financing fell through. Wonderful home. Original Hardwoods throughout the living and bedrooms, Fireplace, Nice kitchen, Large covered back deck. Large back yard fully fenced.

19. 2011-06-13
    soldstatus $67,500
20. 2011-06-08
    soldstatus $67,500
21. 2011-04-28
    historical
22. 2011-03-30
    listed $64,900
23. 2004-07-30
    historical
24. 2004-01-30
    listed $69,900
25. 1999-04-27
    soldstatus $59,000
26. 1999-03-01
    listed $57,900

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,365 · $114/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,506
• − Mortgage interest: −$8,066
• − Property taxes: −$1,365
• − Insurance: −$720
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,189
• Taxable loss: −$1,315
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $1,419/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): 19,013
• Household income: $53,505
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 667.0

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 0.63)
• Race & ethnicity: White 59% Two or more races 18% Hispanic / Latino 11% Black 8% Native American 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 2%

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: ▼ -42.46%
• Current HPI: 235.2296
• Rent YoY: ▲ 0.78%
• 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

+148.7% since first listed

26 events — show timeline

• 2026-05-17 Pending — MLS Technology, Inc.
• 2026-05-06 Relisted — MLS Technology, Inc.
• 2026-04-14 Pending — MLS Technology, Inc.
• 2026-03-23 Price Changed $144,000 MLS Technology, Inc.
• 2026-03-12 Price Changed $150,000 MLS Technology, Inc.
• 2026-03-08 Listed $450,000 MLS Technology, Inc.
• 2021-09-18 Listing Removed — MLS Technology, Inc.
• 2021-09-17 Sold (Public Records) $116,500 Public Records
• 2021-09-16 Sold (MLS) $116,500 MLS Technology, Inc.
• 2021-09-01 Pending — MLS Technology, Inc.
• 2021-08-27 Price Changed $122,000 MLS Technology, Inc.
• 2021-08-24 Listed $128,000 MLS Technology, Inc.
• 2019-12-26 Sold (Public Records) $90,000 Public Records
• 2019-12-20 Sold (MLS) $90,000 MLS Technology, Inc.
• 2019-11-22 Pending — MLS Technology, Inc.
• 2019-11-20 Relisted — MLS Technology, Inc.
• 2019-10-19 Pending — MLS Technology, Inc.
• 2019-10-18 Listed $88,000 MLS Technology, Inc.
• 2011-06-13 Sold (Public Records) $67,500 Public Records
• 2011-06-08 Sold (MLS) $67,500 MLS Technology, Inc.
• 2011-04-28 Listing Removed — MLS Technology, Inc.
• 2011-03-30 Listed $64,900 MLS Technology, Inc.
• 2004-07-30 Listing Removed — MLS Technology, Inc.
• 2004-01-30 Listed $69,900 MLS Technology, Inc.
• 1999-04-27 Sold (Public Records) $59,000 Public Records
• 1999-03-01 Listed $57,900 MLS Technology, Inc.

Property tax history

+3.0%/yr

Latest (2025): $1,365 · -17.8% YoY. Source: county tax records.