1921 W 41st St · Tulsa, OK 74107

$79,900

3 bd · 1.0 ba · 1,903 sqft · SingleFamily public records · 157 Days on market

Built 1930 7,400 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming storybook-style home in a prime location just minutes from downtown Tulsa! This two-story residence with a partial basement offers timeless character and classic appeal. Enjoy the convenience of city living while nestled in a picturesque neighborhood setting. With its unique architectural details, inviting curb appeal, and excellent proximity to shopping, dining, and entertainment, this home is ready for your personal touch and new memories.

Key facts

• Inviting curb appeal
• Proximity to dining
• Partial basement

Tags

• PARTIAL BASEMENT
• UNIQUE ARCHITECTURAL DETAILS
• INVITING CURB APPEAL
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING
• PROXIMITY TO ENTERTAINMENT

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces south; Crawlspace foundation
• Construction: Stone and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Mature trees

Interior

• Kitchen: Mini-kitchen
• Bedrooms: Two first-floor bedrooms; Master bedroom on second floor
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (hall bath with bathtub)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Programmable thermostat; Laminate counters; Wood frame windows
• Laundry & utility: Gas dryer hookup; Separate utility room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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 flat; 99 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1930 — 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: 2.11% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.74%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $235,972
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1941 W 41st St	0.04mi	3/2.0	2,059 (+8%)	2mo	$229,000	$111	79
1732 W 40th St	0.12mi	3/2.0	2,092 (+10%)	24mo	$260,000	$124	54
4336 S 28th West Ave	0.62mi	3/2.5	1,857 (-2%)	16mo	$232,125	$125	48
4244 S 27th West Ave	0.51mi	4/2.0 (+1)	1,635 (-14%)	10mo	$195,000	$119	35

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: 39.3%
• Equity multiple: 2.63×
• Total profit: $36,481
• Equity at exit: $11,913

10-year hold

• IRR: 44.7%
• Equity multiple: 4.83×
• Total profit: $85,675
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $834

Break-even live

Break-even rent $630

Max offer price $79,900

Occupancy floor 46%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1936 W 40th St Tulsa, OK	2.0	2.0	1286	$2,150	$1.67	21d	1	0.04mi
4328 S 27th West Ave Tulsa, OK	3.0	1.5	1606	$1,650	$1.03	23d	1	0.55mi

Listing history 24 events

1. 2026-06-18
   status $79,900 Pending 157 DOM
2. 2026-06-18
   days on market $79,900 Active 157 DOM
3. 2026-06-17
   days on market $79,900 Active 156 DOM
4. 2026-06-16
   days on market $79,900 Active 155 DOM
5. 2026-06-15
   days on market $79,900 Active 154 DOM
6. 2026-06-13
   days on market $79,900 Active 152 DOM
7. 2026-06-10
   days on market $79,900 Active 149 DOM
8. 2026-06-09
   days on market $79,900 Active 148 DOM
9. 2026-06-08
   days on market $79,900 Active 147 DOM
10. 2026-06-07
    pricedays on market $79,900 Active 146 DOM
11. 2026-06-05
    days on market $89,900 Active 143 DOM
12. 2026-06-03
    days on market $89,900 Active 142 DOM
13. 2026-06-02
    days on market $89,900 Active 141 DOM
14. 2026-06-01
    days on market $89,900 Active 140 DOM
15. 2026-05-31
    days on market $89,900 Active 139 DOM
16. 2026-04-28
    price $89,900
17. 2026-04-24
    status Active
18. 2026-04-20
    status Pending
19. 2026-04-03
    price $94,900
20. 2026-03-03
    status Active
21. 2025-12-22
    status Pending
22. 2025-10-29
    listed $99,900 Active
23. 2002-05-21
    historical
24. 2002-03-26
    listed $88,500

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$172/yr (+$14/mo · 31.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 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: $20,232
• − Mortgage interest: −$4,476
• − Property taxes: −$547
• − Insurance: −$400
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$2,324
• Taxable income: $9,248
• Est. tax owed @ 24.0%: −$2,220
• After-tax cash flow: $7,789/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

+1.6% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $89,900 MLS Technology, Inc.
• 2026-04-24 Relisted — MLS Technology, Inc.
• 2026-04-20 Pending — MLS Technology, Inc.
• 2026-04-03 Price Changed $94,900 MLS Technology, Inc.
• 2026-03-03 Relisted — MLS Technology, Inc.
• 2025-12-22 Pending — MLS Technology, Inc.
• 2025-10-29 Listed $99,900 MLS Technology, Inc.
• 2002-05-21 Listing Removed — MLS Technology, Inc.
• 2002-03-26 Listed $88,500 MLS Technology, Inc.

Property tax history

+0.4%/yr

Latest (2025): $547 · +3.4% YoY. Source: county tax records.