320 S Florence Ave · Tulsa, OK 74104

$150,000

2 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 7 Days on market

Built 1939 7,500 sqft lot Est $175k · 14% 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 +15.1/30.0
• ARV discount +14.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity just steps from the University of Tulsa campus with easy access to areas experiencing continued growth, including the Pearl District, Kendall Whittier, and Downtown Tulsa. This is one of those properties where the value is in the vision. Ready for your personal touch, it offers the opportunity to create something that aligns with your goals, whether that's a renovation project, rental, or long-term investment. Opportunities like this in a location like this are all about what you can make it. Being sold individually but can be sold as a package with MLS# 2614185,2614191, 2614306.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1939

Tags

• STEPS FROM UNIVERSITY OF TULSA
• EASY ACCESS TO PEARL DISTRICT
• EASY ACCESS TO DOWNTOWN TULSA
• OPPORTUNITY FOR RENTAL

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Entry on first level
• Construction: Masonite and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built per public records
• Exterior features: Concrete driveway; Chain link fencing

Interior

• Kitchen: Oven; Range; Stove
• Bedrooms: Master bedroom (first level); Bedroom (first level); Bedroom (first level)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: One full bathroom with bathtub (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Decorative fireplace; Wood window frames; Laminate countertops; No additional interior features listed
• Laundry & utility: Utility room located in the garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $50 ($600/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 $137k (8.5% below list).
• Recommended offer: $137k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 31y 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.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $137,290 (8.5% below list)

Questions for the listing agent

1. Built in 1939 — 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $175,183
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Waverly Dr	0.23mi	2/1.0	1,009 (-4%)	2mo	$189,900	$188	81
3322 E 3rd St	0.33mi	2/1.0	1,026 (-2%)	1mo	$130,000	$127	80
3119 E 3rd St	0.09mi	3/1.0 (+1)	1,126 (+7%)	2mo	$175,000	$155	77
2811 E 3rd St	0.21mi	3/2.5 (+1)	1,057 (+1%)	3mo	$229,900	$218	75
2735 E 1st St	0.35mi	2/1.0	988 (-6%)	3mo	$165,000	$167	72
3314 E 3rd St	0.31mi	2/1.0	1,144 (+9%)	2mo	$225,000	$197	68
2604 E 2nd St	0.48mi	2/1.0	977 (-7%)	0mo	$181,300	$186	66
2516 E 3rd St	0.57mi	2/1.0	1,088 (+4%)	3mo	$174,500	$160	65
3310 E Admiral Ct	0.50mi	3/1.0 (+1)	1,122 (+7%)	1mo	$159,000	$142	59
103 S Knoxville Ave	0.53mi	2/2.0	1,194 (+14%)	2mo	$135,000	$113	47
119 N Columbia Ave	0.63mi	2/1.0	903 (-14%)	2mo	$137,000	$152	45
710 S Marion Ave	0.65mi	3/1.0 (+1)	1,190 (+13%)	2mo	$229,900	$193	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 · 5.8% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-17,128
• Equity at exit: $22,365

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $6,544
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$787
• Tax from tax record: −$186 /mo · $2,226/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $50

Break-even live

Break-even rent $1,310

Max offer price $150,000

Occupancy floor 91%

Sensitivity live

Price	-10% $135	-5% $92	+0% $50	+5% $8	+10% $-35
Rent	-10% $-58	-5% $-4	+0% $50	+5% $104	+10% $158
Rate	-1.0pp $126	-0.5pp $88	base $50	+0.5pp $11	+1.0pp $-28

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	24d	1	0.13mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	24d	1	0.16mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	24d	1	0.26mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	17d	1	0.49mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	24d	1	0.54mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	4d	1	0.55mi
1115 S College Ave Tulsa, OK	1.0	1.0	725	$1,175	$1.62	4d	1	0.61mi
1115 S College Ave Unit 16 Tulsa, OK	2.0	1.0	775	$1,275	$1.65	24d	1	0.61mi
1115 S College Ave Unit 06 Tulsa, OK	1.0	1.0	725	$1,175	$1.62	24d	1	0.61mi
2614 E Archer St Tulsa, OK	1.0	1.0	845	$900	$1.07	4d	1	0.63mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	0.64mi
1123 S Delaware Pl Unit B Tulsa, OK	1.0	1.0	825	$1,300	$1.58	24d	1	0.64mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	4d	1	0.65mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	24d	1	0.67mi
1140 S College Ave Unit C Tulsa, OK	2.0	1.5	840	$1,650	$1.96	24d	1	0.67mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	13d	1	0.68mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	4d	1	0.73mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	4d	1	0.81mi
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	24d	1	0.84mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	17d	1	0.87mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	3d	1	0.90mi
1338 S Florence Ave Unit 1 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	4d	1	0.91mi
1340 S Florence Ave Tulsa, OK	1.0	1.0	750	$1,150	$1.53	24d	1	0.91mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,198	$1.93	3d	10	0.95mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	17d	1	1.05mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	24d	1	1.05mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	24d	1	1.09mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	24d	1	1.11mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	24d	1	1.11mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	24d	1	1.11mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	24d	1	1.12mi
2714 E 15th St Unit 3 Tulsa, OK	1.0	1.0	725	$1,350	$1.86	20d	1	1.14mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	4d	1	1.18mi
2022 E 12th St Apt 3 Tulsa, OK	1.0	1.0	700	$900	$1.29	22d	1	1.22mi
1626 S Indianapolis Ave Tulsa, OK	1.0	1.0	850	$1,050	$1.24	4d	1	1.29mi
1632 S Louisville Ave Tulsa, OK	3.0	1.0	1205	$1,700	$1.41	13d	1	1.36mi
2508 E 17th St Tulsa, OK	2.0	1.0	1180	$1,600	$1.36	15d	1	1.39mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	24d	1	1.44mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	1.48mi

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   listed $150,000 Active
3. 2023-04-06
   soldstatus $150,000
4. 2006-07-04
   historical
5. 2006-01-13
   listed $84,900
6. 2000-08-17
   soldstatus $48,000
7. 1996-05-18
   historical
8. 1995-11-19
   listed $48,900

ⓘ 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: $2,226 · $186/mo
• Projected year-2 tax: $2,226 · $186/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,475
• − Mortgage interest: −$8,402
• − Property taxes: −$2,226
• − Insurance: −$750
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,364
• Taxable loss: −$1,903
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $1,056/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

+206.7% since first listed

8 events — show timeline

• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-21 Listed $150,000 MLS Technology, Inc.
• 2023-04-06 Sold (Public Records) $150,000 Public Records
• 2006-07-04 Listing Removed — MLS Technology, Inc.
• 2006-01-13 Listed $84,900 MLS Technology, Inc.
• 2000-08-17 Sold (Public Records) $48,000 Public Records
• 1996-05-18 Listing Removed — MLS Technology, Inc.
• 1995-11-19 Listed $48,900 MLS Technology, Inc.

Property tax history

+8.6%/yr

Latest (2025): $2,226 · +4.2% YoY. Source: county tax records.