414 E 54th St N · Tulsa, OK 74126

$124,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 258 Days on market

Built 1957 7,200 sqft lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0

Listing remarks

Welcome home to 414 E 54th St N — a beautifully remodeled 3-bedroom, 1-bath gem with stylish updates inside and valuable extras outside! Step into fresh living with new luxury vinyl plank flooring, modern lighting, updated cabinetry, and fresh paint inside and out. Outside, enjoy a covered one-car carport with a double-wide driveway, plus a fully fenced, flat backyard featuring a driveway gate, rear access, and a concrete pad ready for your projects or patio setup. Conveniently located near Costco, downtown Tulsa, and new growth at 36th & Peoria, this move-in ready home offers unbeatable value with plenty of future potential. SELLER OFFERING LAUNDRY CREDIT AND ONE-YEAR HOME WARR

Key facts

• Double-wide driveway
• Updated cabinetry
• Modern lighting

Tags

• LUXURY VINYL PLANK FLOORING
• MODERN LIGHTING
• UPDATED CABINETRY
• COVERED ONE-CAR CARPORT
• DOUBLE-WIDE DRIVEWAY
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Built with brick, HardiPlank type siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Patio; Storage structure; Full chain link fence

Interior

• Kitchen: Gas water heater
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; Ceiling fan(s); Electric oven and range connections; Gas oven and range connections; Vinyl windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $117k (6.0% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 70 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 33% of the median local income ($42k/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 $864 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 258 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $125k implies a 1149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $83,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 E 53rd St N	0.06mi	3/1.0	962 (-5%)	0mo	$137,000	$142	88
614 E 52nd St N	0.24mi	3/1.0	1,014 (0%)	5mo	$120,000	$118	84
538 E 48th Pl N	0.51mi	3/1.0	984 (-3%)	1mo	$131,000	$133	70
448 E 59th Pl N	0.60mi	3/1.0	1,000 (-1%)	0mo	$75,000	$75	69
4842 N Johnstown Ave	0.67mi	3/1.0	1,032 (+2%)	2mo	$72,000	$70	64
517 E 57th St	0.39mi	3/1.0	912 (-10%)	5mo	$62,000	$68	61
5234 N Kenosha Ave	0.45mi	3/1.0	888 (-12%)	3mo	$72,500	$82	56
109 W 50th Ct N	0.50mi	3/2.0	1,104 (+9%)	4mo	$62,500	$57	55
1045 E 51st Pl N	0.73mi	3/1.5	984 (-3%)	6mo	$79,500	$81	54
10 E 50th Pl N	0.47mi	3/1.0	864 (-15%)	2mo	$72,000	$83	52
4670 N Hartford Ave	0.62mi	4/1.5 (+1)	1,105 (+9%)	0mo	$112,000	$101	49
105 W 50th St	0.58mi	3/1.0	864 (-15%)	4mo	$67,000	$78	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-8,630
• Equity at exit: $18,623

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $7,281
• Equity at exit: $10,799

Cash invested: $34,972 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 70
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$655
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $183

Break-even live

Break-even rent $942

Max offer price $124,900

Occupancy floor 79%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	0.32mi
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	15d	1	0.39mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	0.42mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	0.50mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	2d	1	0.53mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	2d	1	0.54mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	2d	1	0.89mi
6308 N Boulder Ave Unit A Tulsa, OK	3.0	2.0	1200	$1,500	$1.25	2d	1	1.08mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	1.13mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	1.18mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	24d	1	1.29mi

Listing history 21 events

1. 2026-06-18
   days on market $124,900 Active 258 DOM
2. 2026-06-17
   days on market $124,900 Active 257 DOM
3. 2026-06-16
   days on market $124,900 Active 256 DOM
4. 2026-06-15
   days on market $124,900 Active 255 DOM
5. 2026-06-13
   days on market $124,900 Active 253 DOM
6. 2026-06-10
   days on market $124,900 Active 250 DOM
7. 2026-06-09
   days on market $124,900 Active 249 DOM
8. 2026-06-08
   days on market $124,900 Active 248 DOM
9. 2026-06-07
   days on market $124,900 Active 247 DOM
10. 2026-06-05
    days on market $124,900 Active 244 DOM
11. 2026-06-03
    days on market $124,900 Active 243 DOM
12. 2026-06-02
    days on market $124,900 Active 242 DOM
13. 2026-06-01
    days on market $124,900 Active 241 DOM
14. 2026-05-31
    days on market $124,900 Active 240 DOM
15. 2026-03-20
    price $124,900
16. 2025-11-21
    price $134,900
17. 2025-10-03
    listed $139,900 Active
18. 2018-06-08
    historical
19. 2018-03-29
    price $49,500
20. 2018-01-08
    listed $50,000 Active
21. 1987-04-01
    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: $444 · $37/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$680/yr (+$57/mo · 153.2%)

ⓘ 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 6/10 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: $14,084
• − Mortgage interest: −$6,996
• − Property taxes: −$444
• − Insurance: −$624
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,633
• Taxable income: $132
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,166/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: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 9,920
• Household income: $42,172
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 417.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 45% White 26% Hispanic / Latino 14% Two or more races 11% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 11% 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: ▼ -7.45%
• Current HPI: 253.7105
• Rent YoY: —
• 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

+1149.0% since first listed

7 events — show timeline

• 2026-03-20 Price Changed $124,900 MLS Technology, Inc.
• 2025-11-21 Price Changed $134,900 MLS Technology, Inc.
• 2025-10-03 Listed $139,900 MLS Technology, Inc.
• 2018-06-08 Listing Removed — MLS Technology, Inc.
• 2018-03-29 Price Changed $49,500 MLS Technology, Inc.
• 2018-01-08 Listed $50,000 MLS Technology, Inc.
• 1987-04-01 Sold (Public Records) $10,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $444 · +8.8% YoY. Source: county tax records.