1171 N Columbia Pl · Tulsa, OK 74110

$21,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 40 Days on market

Built 1944 7,680 sqft lot

---

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 +15.0/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Calling all investors! This deal is so hot its extra crispy!! Half of the house is "well done", but makes a perfect blank canvass for an investor. Home to be sold in as-is condition.

Key facts

• 7,680 sq ft lot
• Built 1944
• Listed 39 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding with wood frame construction; Asphalt fiberglass roof; Crawlspace foundation; Built per public records
• Exterior features: No notable exterior features listed; Property faces west

Interior

• Bathrooms: 1 full bathroom
• Interior features: Aluminum frame windows; No additional interior features listed
• Laundry & utility: No hot water appliance present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $21k).
• Recommended offer: $20k (3.0% below list) — sets the bar for market timing.
• Cap rate 45.9% 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 (+1.8%/yr); 57 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $2k of equity ($145 loan paydown + $2k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $21k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $20,370 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 4.99% ✓
• Cap rate: 45.85%
• Cash-on-cash: 141.28%
• DSCR: 7.29
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $139,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2707 E Marshall St	0.06mi	3/1.0 (+1)	965 (+0%)	2mo	$105,000	$109	90
1146 N Harvard Ave	0.56mi	2/1.0	955 (-0%)	9mo	$120,000	$126	65
1041 N Florence Ave E	0.39mi	3/1.0 (+1)	939 (-2%)	11mo	$70,000	$75	64
149 N Columbia Pl	0.55mi	2/1.0	991 (+3%)	9mo	$150,000	$151	62
119 N Columbia Ave	0.62mi	2/1.0	903 (-6%)	2mo	$137,000	$152	59
1034 N College Ave E	0.33mi	2/1.0	1,080 (+12%)	10mo	$75,000	$69	56
1901 N Atlanta Ave	0.75mi	3/1.0 (+1)	909 (-5%)	0mo	$131,500	$145	51
2837 E Admiral Ct	0.73mi	3/1.0 (+1)	982 (+2%)	10mo	$149,900	$153	48
1621 N Delaware Ave	0.51mi	2/1.0	1,080 (+12%)	12mo	$116,000	$107	46
736 N Gary Pl	0.65mi	2/1.0	1,060 (+10%)	9mo	$150,000	$142	45
1421 N Indianapolis Ave	0.67mi	2/1.0	841 (-12%)	7mo	$179,000	$213	42
711 N Gillette Ave	0.74mi	2/1.0	1,090 (+14%)	12mo	$183,000	$168	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.91×
• Total profit: $52,420
• Equity at exit: $16,953

10-year hold

• IRR: —
• Equity multiple: 20.89×
• Total profit: $116,924
• Equity at exit: $34,652

Cash invested: $5,880 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$110
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $692

Break-even live

Break-even rent $172

Max offer price $21,000

Occupancy floor 29%

Sensitivity live

Price	-10% $704	-5% $698	+0% $692	+5% $686	+10% $680
Rent	-10% $609	-5% $651	+0% $692	+5% $734	+10% $775
Rate	-1.0pp $703	-0.5pp $698	base $692	+0.5pp $687	+1.0pp $681

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	0.55mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	4d	1	0.58mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	0.65mi
2614 E Archer St Tulsa, OK	1.0	1.0	845	$900	$1.07	4d	1	0.67mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	24d	1	0.68mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	24d	1	0.68mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	24d	1	0.69mi
3336 E Marshall St Unit 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	24d	1	0.70mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	24d	1	0.70mi
1825 N College Ave Unit 13 Tulsa, OK	1.0	1.0	675	$745	$1.10	24d	1	0.74mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	0.75mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	0.78mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	4d	1	0.82mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	24d	1	0.97mi
2132 N Atlanta Ave Tulsa, OK	1.0	1.0	572	$945	$1.65	24d	1	0.98mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	24d	1	1.00mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	1.15mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	24d	1	1.17mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	4d	1	1.31mi
2516 E 6th St Unit 2 Tulsa, OK	1.0	1.0	630	$999	$1.59	4d	1	1.43mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	4d	1	1.48mi
2606 E 7th St Tulsa, OK	1.0	1.0	625	$1,125	$1.80	4d	1	1.48mi

Listing history 15 events

1. 2026-06-17
   days on market $21,000 Active 40 DOM
2. 2026-06-16
   days on market $21,000 Active 39 DOM
3. 2026-06-15
   days on market $21,000 Active 38 DOM
4. 2026-06-13
   days on market $21,000 Active 36 DOM
5. 2026-06-10
   days on market $21,000 Active 33 DOM
6. 2026-06-09
   days on market $21,000 Active 32 DOM
7. 2026-06-08
   days on market $21,000 Active 31 DOM
8. 2026-06-07
   days on market $21,000 Active 30 DOM
9. 2026-06-05
   days on market $21,000 Active 27 DOM
10. 2026-06-03
    pricedays on market $21,000 Active 26 DOM
11. 2026-06-02
    days on market $38,000 Active 25 DOM
12. 2026-06-01
    days on market $38,000 Active 24 DOM
13. 2026-05-31
    days on market $38,000 Active 23 DOM
14. 2026-05-08
    listed $38,000 Active
15. 1995-09-21
    soldstatus $8,000

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $206 · $17/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,582
• − Mortgage interest: −$1,176
• − Property taxes: −$206
• − Insurance: −$105
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$611
• Taxable income: $8,471
• Est. tax owed @ 24.0%: −$2,033
• After-tax cash flow: $6,274/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+375.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $38,000 MLS Technology, Inc.
• 1995-09-21 Sold (Public Records) $8,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $206 · -68.7% YoY. Source: county tax records.