1132 S Atlanta Ave · Tulsa, OK 74104

$211,000

2 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 21 Days on market

Built 1923 7,000 sqft lot Est $279k · 24% under

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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 +15.0/15.0
• DSCR +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

To be sold as-is. Full of warmth, character, and timeless charm, this lovingly maintained home offers a rare opportunity to own a piece of classic Tulsa style in an unbeatable location. Rich wood accents, vintage details, and inviting spaces create a nostalgic feel that’s both cozy and full of personality. Nestled in one of Tulsa’s most sought-after central neighborhoods, you’ll be just moments from the energy of The University of Tulsa and HA Chapman Stadium, Mother Road Market, the charm of the Meadow Gold District, local dining, shopping, and entertainment — all with quick and convenient highway access. Whether you appreciate the home’s retro appeal as-is or

Key facts

• Local entertainment
• Vintage details
• Classic tulsa style

Tags

• CLASSIC TULSA STYLE
• VINTAGE DETAILS
• INVITING SPACES
• LOCAL DINING
• LOCAL SHOPPING
• LOCAL ENTERTAINMENT

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Parking: Detached garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available; Phone available
• Home design: One-story home; Faces east; Basement and crawlspace foundation; Workshop on property
• Construction: Built according to public records; Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered porch

Interior

• Kitchen: Built-in range and oven; Range; Oven; Microwave; Dishwasher; Disposal; Refrigerator; Plumbed for ice maker; Eat-in kitchen
• Bedrooms: Master bedroom with walk-in closet (first floor); Additional bedroom (first floor)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (first floor) with hall access and vent
• Heating & cooling: Gas heating with floor furnace; Window cooling units
• Interior features: Vinyl, insulated windows; Laminate counters; Gas range and gas oven connections; Smoke detector(s); Fireplace (1)
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room (inside, first floor); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $90 ($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 $167k (20.6% below list).
• Recommended offer: $167k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 fast (+5.8%/yr); 82 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 37% of the median local income ($55k/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 $6k 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 21 days — a 2% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $167,480 (20.6% below list)

Questions for the listing agent

1. Built in 1923 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $279,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1137 S Xanthus Ave	0.40mi	3/2.0 (+1)	1,484 (+1%)	0mo	$305,000	$206	71
2036 E 13th St	0.39mi	3/1.0 (+1)	1,419 (-4%)	2mo	$288,500	$203	70
1139 S Evanston Ave	0.51mi	3/1.0 (+1)	1,485 (+1%)	2mo	$199,500	$134	67
1548 S Delaware Ave	0.65mi	2/1.0	1,395 (-5%)	1mo	$334,900	$240	60
1315 S Evanston Ave	0.57mi	3/1.0 (+1)	1,387 (-6%)	0mo	$245,000	$177	59
1311 S College Ave	0.62mi	3/2.0 (+1)	1,573 (+7%)	2mo	$257,770	$164	48
1337 S Evanston Ave	0.59mi	2/1.0	1,274 (-13%)	3mo	$275,000	$216	48
1143 S College Ave	0.58mi	3/1.5 (+1)	1,628 (+11%)	4mo	$420,000	$258	45
1535 S Atlanta Ave	0.51mi	3/2.0 (+1)	1,671 (+14%)	1mo	$318,000	$190	44
1143 S Evanston Ave	0.51mi	3/1.5 (+1)	1,681 (+14%)	2mo	$233,000	$139	43
410 S Xanthus Ave	0.69mi	3/2.0 (+1)	1,344 (-9%)	3mo	$245,000	$182	42
331 S Zunis Ave	0.66mi	3/2.0 (+1)	1,661 (+13%)	3mo	$172,000	$104	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 · 5.8% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-23,748
• Equity at exit: $31,461

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $7,290
• Equity at exit: $18,243

Cash invested: $59,080 (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 74104

• Rents YoY: 5.8%
• Active inventory: 82
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$1,107
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $90

Break-even live

Break-even rent $1,561

Max offer price $211,000

Occupancy floor 90%

Sensitivity live

Price	-10% $209	-5% $149	+0% $90	+5% $30	+10% $-30
Rent	-10% $-43	-5% $23	+0% $90	+5% $156	+10% $222
Rate	-1.0pp $196	-0.5pp $143	base $90	+0.5pp $35	+1.0pp $-21

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	4d	1	0.14mi
1139 S Birmingham Ave Tulsa, OK	3.0	2.0	1725	$2,100	$1.22	24d	1	0.15mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,198	$1.93	2d	10	0.21mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	24d	1	0.24mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	12d	1	0.28mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	4d	1	0.39mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	24d	1	0.58mi
2508 E 17th St Tulsa, OK	2.0	1.0	1180	$1,600	$1.36	15d	1	0.64mi
1338 S Florence Ave Unit 1 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	4d	1	0.67mi
1610 E 14th St Tulsa, OK	1.0	1.0	1000	$1,000	$1.00	16d	1	0.81mi
2533 E 19th St Tulsa, OK	3.0	2.0	1748	$2,250	$1.29	22d	1	0.81mi
1736 S Xanthus Ave Tulsa, OK	2.0	1.0	1328	$1,450	$1.09	4d	1	0.83mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	24d	1	0.83mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	24d	1	0.86mi
1201 S Rockford Ave Unit 11 Tulsa, OK	2.0	1.5	920	$885	$0.96	24d	1	0.89mi
1201 S Rockford Ave Unit 7 Tulsa, OK	2.0	1.5	920	$875	$0.95	4d	1	0.89mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	0.97mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	16d	1	0.97mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	2d	1	0.98mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	24d	1	0.99mi
2121 S Yorktown Ave #602 Tulsa, OK	2.0	2.0	1812	$3,500	$1.93	16d	1	1.03mi
1428 S Quincy Ave Unit C Tulsa, OK	2.0	2.5	1756	$3,700	$2.11	4d	1	1.06mi
2405 E 22nd St Tulsa, OK	2.0	1.0	1000	$1,600	$1.60	24d	1	1.06mi
1411 S Quaker Ave Tulsa, OK	2.0	1.5–2.5	1200	$2,049	$1.71	15d	2	1.08mi
1524 S Jamestown Ave Tulsa, OK	2.0	2.0	1528	$1,500	$0.98	16d	1	1.10mi
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,092	$2.03	2d	10	1.15mi
1435 S Peoria Ave Tulsa, OK	1.0	1.0	1000	$1,495	$1.50	24d	1	1.16mi
1150 S Marion Ave Tulsa, OK	3.0	2.5	1800	$2,300	$1.28	24d	1	1.17mi
3140 E 21st St Tulsa, OK	2.0	1.0	1040	$1,200	$1.15	4d	1	1.21mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	4d	1	1.25mi
3531 E 4th St Tulsa, OK	3.0	2.0	1652	$1,745	$1.06	24d	1	1.25mi
1616 S Peoria Ave #4 Tulsa, OK	2.0	2.5	1688	$1,900	$1.13	24d	1	1.27mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	4d	1	1.27mi
1632 S Louisville Ave Tulsa, OK	3.0	1.0	1205	$1,700	$1.41	12d	1	1.28mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	24d	1	1.32mi
1309 E 21st St Tulsa, OK	2.0	2.0	925	$1,250	$1.35	4d	2	1.43mi
1214 S Elgin Ave Unit 9 Tulsa, OK	1.0	1.0	1200	$950	$0.79	24d	1	1.45mi
1214 S Elgin Ave Unit 5 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	24d	1	1.45mi
1214 S Elgin Ave Unit 10 Tulsa, OK	1.0	1.0	1200	$1,000	$0.83	16d	1	1.45mi
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	24d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $211,000 Active 21 DOM
2. 2026-06-17
   days on market $211,000 Active 20 DOM
3. 2026-06-16
   days on market $211,000 Active 19 DOM
4. 2026-06-15
   days on market $211,000 Active 18 DOM
5. 2026-06-13
   days on market $211,000 Active 16 DOM
6. 2026-06-10
   pricedays on market $211,000 Active 13 DOM
7. 2026-06-09
   days on market $244,000 Active 12 DOM
8. 2026-06-08
   days on market $244,000 Active 11 DOM
9. 2026-06-07
   days on market $244,000 Active 10 DOM
10. 2026-06-05
    days on market $244,000 Active 7 DOM
11. 2026-06-03
    days on market $244,000 Active 6 DOM
12. 2026-06-02
    days on market $244,000 Active 5 DOM
13. 2026-06-01
    days on market $244,000 Active 4 DOM
14. 2026-05-31
    days on market $244,000 Active 3 DOM
15. 2026-05-28
    listed $244,000 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: $469 · $39/mo
• Projected year-2 tax: $1,899 · $158/mo
• Expected delta: +$1,430/yr (+$119/mo · 304.9%)

ⓘ 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 2/10 Low 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: $20,098
• − Mortgage interest: −$11,819
• − Property taxes: −$469
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$6,138
• Taxable loss: −$2,599
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $1,699/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): 12,806
• Household income: $54,691
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 700.0

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 0.57)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 12% Black 7% Native American 5% Asian 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 12% Arabic 2% Other Asian/Pacific 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: ▼ -322.78%
• Current HPI: 306.7856
• Rent YoY: ▲ 5.80%
• 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

1 event — show timeline

• 2026-05-28 Listed $244,000 MLS Technology, Inc.

Property tax history

+0.4%/yr

Latest (2025): $469 · +3.5% YoY. Source: county tax records.