14209 E 37th Pl · Tulsa, OK 74134

$210,000

3 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 84 Days on market

Built 1983 9,236 sqft lot Est $228k · 8% 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 +11.6/30.0
• ARV discount +11.1/15.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this charming three-bedroom, two-bath home located in the desirable Summer Glen Plaza Park community within the highly sought-after Union School District. Whether you're a first-time buyer or an investor, this home offers the perfect opportunity to build equity while enjoying a functional and inviting layout. Inside, you'll find a spacious floor plan featuring a generously sized primary suite, a remodeled kitchen, and a bright, versatile sunroom- ideal for a second living area, home office, or entertaining space. Major updates including HVAC, electrical, windows, doors, and locks provide a strong foundation and added peace of mind, allowing you to focus on personal

Key facts

• 9,236 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Attached garage with 2 spaces
• Security: Owned security system; Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story; Faces south; Slab foundation
• Construction: HardiPlank, stone, and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Concrete driveway; Rain gutters; Privacy fence; Enclosed porch

Interior

• Kitchen: Electric oven connection; Electric range connection; Oven; Range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Laminate counters; Cable TV available; High-speed internet available; Vinyl windows; Smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-64 ($-772/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (25.4% below list).
• Recommended offer: $157k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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-.
• Union (urban): math 20% / reading 20% proficiency, ranked #160 of 270 in OK (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.5%/yr); 195 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $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 84 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $210k implies a 68% gain — meaningful room to come down on a strong offer.

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 $156,676 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $228,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3804 S 146 EastAvenue	0.26mi	3/2.0	1,239 (-2%)	1mo	$234,000	$189	83
3544 S 150th EastAvenue	0.49mi	3/2.0	1,262 (-0%)	7mo	$145,000	$115	70
14811 E 32nd St	0.66mi	3/2.0	1,284 (+1%)	0mo	$205,000	$160	67
3437 S 148th EastAvenue	0.45mi	3/2.0	1,349 (+6%)	4mo	$145,000	$107	65
14715 E 39th St S	0.41mi	3/2.0	1,419 (+12%)	3mo	$259,999	$183	58
14618 E 39th St S	0.34mi	3/2.0	1,419 (+12%)	7mo	$261,000	$184	58
3727 S 151st East Ave	0.63mi	3/2.0	1,156 (-9%)	2mo	$225,000	$195	54
14827 E 39th St S	0.49mi	3/2.0	1,419 (+12%)	4mo	$250,000	$176	54
3740 S 150th EastAvenue	0.55mi	3/2.0	1,423 (+12%)	7mo	$256,350	$180	48
3938 S 148th EastPlace	0.52mi	3/2.0	1,456 (+15%)	4mo	$269,900	$185	48
15119 E 35th St	0.67mi	3/2.0	1,420 (+12%)	3mo	$175,000	$123	47
3743 S 153rd Ave E	0.74mi	3/2.0	1,431 (+13%)	4mo	$240,000	$168	41

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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-37,372
• Equity at exit: $31,312

10-year hold

• IRR: -9.4%
• Equity multiple: 0.41×
• Total profit: $-34,680
• Equity at exit: $18,157

Cash invested: $58,800 (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 74134

• Home prices YoY: -25.5%
• Rents YoY: 3.5%
• Active inventory: 195
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-64

Break-even live

Break-even rent $1,648

Max offer price $198,631

Occupancy floor 99%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3121 S 145th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	825	$1,200	$1.45	3d	1	0.51mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	3d	1	0.52mi
14826 E 39th St S Tulsa, OK	4.0	2.0	1691	$1,980	$1.17	11d	1	0.53mi
4020 S 130th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	737	$1,245	$1.69	21d	4	0.82mi
4104 S 130th East Ave Tulsa, OK	1.0–2.0	1.0–2.0	750	$1,299	$1.73	11d	23	0.86mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	23d	1	0.89mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	19d	1	0.89mi
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	21d	1	1.00mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	23d	1	1.03mi
12525 E 41st St Tulsa, OK	1.0–2.0	1.0–2.0	775	$1,300	$1.68	21d	1	1.05mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	1d	1	1.33mi
5091 S 136th East Ave Tulsa, OK	3.0	1.0–2.0	955	$1,760	$1.84	3d	18	1.35mi
13777 E 51st St Tulsa, OK	1.0–3.0	1.0–2.0	972	$1,425	$1.47	2d	10	1.38mi

Listing history 28 events

1. 2026-06-18
   days on market $210,000 Active 84 DOM
2. 2026-06-17
   days on market $210,000 Active 83 DOM
3. 2026-06-16
   days on market $210,000 Active 82 DOM
4. 2026-06-15
   days on market $210,000 Active 81 DOM
5. 2026-06-13
   days on market $210,000 Active 79 DOM
6. 2026-06-13
   days on market $210,000 Active 78 DOM
7. 2026-06-10
   days on market $210,000 Active 76 DOM
8. 2026-06-09
   days on market $210,000 Active 75 DOM
9. 2026-06-08
   days on market $210,000 Active 74 DOM
10. 2026-06-07
    days on market $210,000 Active 73 DOM
11. 2026-06-05
    days on market $210,000 Active 70 DOM
12. 2026-06-03
    days on market $210,000 Active 69 DOM
13. 2026-06-02
    days on market $210,000 Active 68 DOM
14. 2026-06-01
    days on market $210,000 Active 67 DOM
15. 2026-05-31
    days on market $210,000 Active 66 DOM
16. 2026-03-26
    listed $210,000 Active
17. 2025-01-23
    historical
18. 2024-12-27
    listed $205,000 Active
19. 2024-11-15
    historical
20. 2024-06-25
    listed $190,000 Active
21. 2017-04-27
    soldstatus $125,000
22. 2017-04-25
    soldstatus $124,900 Closed
23. 2017-02-27
    status Pending
24. 2017-02-17
    listed $124,900 Active
25. 1999-11-03
    soldstatus $86,000
26. 1999-10-29
    soldstatus $85,900
27. 1999-09-28
    historical
28. 1999-09-18
    listed $86,900

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$530/yr (+$44/mo · 39.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,801
• − Mortgage interest: −$11,763
• − Property taxes: −$1,360
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$6,109
• Taxable loss: −$4,489
• Est. tax savings @ 24.0%: +$1,077
• After-tax cash flow: $305/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: Union
• NCES district ID: 4030600
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $52,744
• Composite: 18.18/100
• National rank: #8962
• State rank: #160 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): 23,323
• Household income: $73,119
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 608.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 26% Two or more races 15% Black 10% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Asian/Pacific 3% Vietnamese 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: ▼ -68.07%
• Current HPI: 198.7031
• Rent YoY: ▲ 3.52%
• 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

+141.7% since first listed

13 events — show timeline

• 2026-03-26 Listed $210,000 MLS Technology, Inc.
• 2025-01-23 Listing Removed — MLS Technology, Inc.
• 2024-12-27 Listed $205,000 MLS Technology, Inc.
• 2024-11-15 Listing Removed — MLS Technology, Inc.
• 2024-06-25 Listed $190,000 MLS Technology, Inc.
• 2017-04-27 Sold (Public Records) $125,000 Public Records
• 2017-04-25 Sold (MLS) $124,900 MLS Technology, Inc.
• 2017-02-27 Pending — MLS Technology, Inc.
• 2017-02-17 Listed $124,900 MLS Technology, Inc.
• 1999-11-03 Sold (Public Records) $86,000 Public Records
• 1999-10-29 Sold (MLS) $85,900 MLS Technology, Inc.
• 1999-09-28 Listing Removed — MLS Technology, Inc.
• 1999-09-18 Listed $86,900 MLS Technology, Inc.

Property tax history

+2.0%/yr

Latest (2017): $1,360 · +5.7% YoY. Source: county tax records.