4503 N Kenosha Ave · Tulsa, OK 74103

$95,400

3 bd · 1.0 ba · 922 sqft · SingleFamily public records · 157 Days on market

Built 1953 10,730 sqft lot Est $78k · 22% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

Key facts

• 0.25 acre lot
• Built 1953
• Listed 156 days

Property features AI

Exterior

• Home design: Single-story
• Construction: Year built per public records
• Exterior features: Lot of approximately 0.246 acres; Faces north; No safety shelter

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 falling (-5.3%/yr); 20 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($660 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $83,952 (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 1953 — 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: 1.25% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $78,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4512 N Kenosha Ave	0.04mi	3/1.0	888 (-4%)	3mo	$58,000	$65	90
4338 N Iroquois Ave	0.18mi	3/1.0	912 (-1%)	8mo	$120,500	$132	83
4318 N Kenosha Ave	0.09mi	3/1.0	888 (-4%)	12mo	$65,000	$73	79
4338 N Hartford Ave	0.25mi	3/1.0	864 (-6%)	7mo	$79,000	$91	72
4334 N Garrison Ave	0.37mi	3/1.0	864 (-6%)	11mo	$124,000	$144	63
538 E 48th Pl N	0.53mi	3/1.0	984 (+7%)	1mo	$131,000	$133	63
4633 N Troost Ave	0.73mi	3/1.0	912 (-1%)	2mo	$48,000	$53	63
4842 N Johnstown Ave	0.38mi	3/1.0	1,032 (+12%)	2mo	$72,000	$70	61
3723 N Lansing Pl	0.70mi	3/1.0	935 (+1%)	9mo	$67,500	$72	57
509 E 48th Pl N	0.60mi	3/1.0	864 (-6%)	7mo	$115,000	$133	56
4356 N Elgin Ave	0.54mi	4/1.0 (+1)	864 (-6%)	5mo	$73,600	$85	55
1045 E 51st Pl N	0.69mi	3/1.5	984 (+7%)	6mo	$79,500	$81	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.18×
• Total profit: $31,619
• Equity at exit: $42,896

10-year hold

• IRR: 20.8%
• Equity multiple: 3.82×
• Total profit: $75,280
• Equity at exit: $66,108

Cash invested: $26,712 (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 74103

• Rents YoY: -5.3%
• Active inventory: 20
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$500
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $371

Break-even live

Break-even rent $720

Max offer price $95,400

Occupancy floor 64%

Sensitivity live

Price	-10% $425	-5% $398	+0% $371	+5% $344	+10% $317
Rent	-10% $277	-5% $324	+0% $371	+5% $418	+10% $465
Rate	-1.0pp $419	-0.5pp $396	base $371	+0.5pp $347	+1.0pp $321

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: $23,850
• Closing costs: $2,862
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	2d	1	0.44mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	2d	1	0.83mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	0.96mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	1.03mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	22d	1	1.04mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	24d	1	1.04mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	1.06mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	24d	1	1.07mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	22d	1	1.18mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	2d	1	1.30mi

Listing history 43 events

1. 2026-06-18
   days on market $95,400 Active 157 DOM
2. 2026-06-17
   days on market $95,400 Active 156 DOM
3. 2026-06-16
   days on market $95,400 Active 155 DOM
4. 2026-06-15
   days on market $95,400 Active 154 DOM
5. 2026-06-13
   days on market $95,400 Active 152 DOM
6. 2026-06-10
   days on market $95,400 Active 149 DOM
7. 2026-06-09
   days on market $95,400 Active 148 DOM
8. 2026-06-08
   days on market $95,400 Active 147 DOM
9. 2026-06-07
   days on market $95,400 Active 146 DOM
10. 2026-06-05
    days on market $95,400 Active 143 DOM
11. 2026-06-03
    days on market $95,400 Active 142 DOM
12. 2026-06-02
    days on market $95,400 Active 141 DOM
13. 2026-06-01
    days on market $95,400 Active 140 DOM
14. 2026-05-31
    days on market $95,400 Active 139 DOM
15. 2026-03-16
    price $95,400
16. 2026-02-14
    status Active
17. 2026-02-14
    price $96,400
18. 2026-02-13
    historical
19. 2026-01-23
    price $96,500
20. 2026-01-15
    price $99,000
21. 2026-01-12
    listed $108,000 Active
22. 2021-06-10
    soldstatus $1,450,000
23. 2021-05-28
    soldstatus $45,312 Closed 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

24. 2021-04-23
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

25. 2021-03-29
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

26. 2021-03-03
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

27. 2021-01-26
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

28. 2021-01-08
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

29. 2020-12-31
    historical 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

30. 2020-09-30
    listed $54,687 Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

31. 2016-11-10
    soldstatus $20,000 Closed 173-char remark

    Show marketing remark (173 chars)

    Great Investment home, rents at $495/month, 3 Bedrooms, 1 Bath, Newer AC Unit, good flooring and lots of storage throughout. To be sold as is, with no repairs by the seller.

32. 2016-10-29
    status Pending 173-char remark

    Show marketing remark (173 chars)

    Great Investment home, rents at $495/month, 3 Bedrooms, 1 Bath, Newer AC Unit, good flooring and lots of storage throughout. To be sold as is, with no repairs by the seller.

33. 2016-10-26
    price $24,995 173-char remark

    Show marketing remark (173 chars)

    Great Investment home, rents at $495/month, 3 Bedrooms, 1 Bath, Newer AC Unit, good flooring and lots of storage throughout. To be sold as is, with no repairs by the seller.

34. 2016-10-11
    price $27,000 173-char remark

    Show marketing remark (173 chars)

    Great Investment home, rents at $495/month, 3 Bedrooms, 1 Bath, Newer AC Unit, good flooring and lots of storage throughout. To be sold as is, with no repairs by the seller.

35. 2016-09-21
    price $29,999 173-char remark

    Show marketing remark (173 chars)

    Great Investment home, rents at $495/month, 3 Bedrooms, 1 Bath, Newer AC Unit, good flooring and lots of storage throughout. To be sold as is, with no repairs by the seller.

36. 2016-09-14
    listed $35,000 Active 173-char remark

    Show marketing remark (173 chars)

    Great Investment home, rents at $495/month, 3 Bedrooms, 1 Bath, Newer AC Unit, good flooring and lots of storage throughout. To be sold as is, with no repairs by the seller.

37. 2006-09-09
    soldstatus $38,500
38. 2006-08-09
    historical
39. 2006-05-09
    listed $45,000
40. 2006-05-04
    historical
41. 2005-11-04
    listed $48,500
42. 2005-11-03
    historical
43. 2005-06-12
    listed $48,500

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$518/yr (+$43/mo · 151.8%)

ⓘ 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 5/10 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: $14,275
• − Mortgage interest: −$5,344
• − Property taxes: −$341
• − Insurance: −$477
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,775
• Taxable income: $3,054
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $3,723/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): 2,450
• Household income: $76,836
• Rent vs Own: 99.2% rent · 0.8% own
• Severe rent burden: 77.0

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 0.64)
• Race & ethnicity: White 55% Black 25% Two or more races 12% Hispanic / Latino 8% Native American 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Arabic 1% 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: —
• Current HPI: —
• Rent YoY: ▼ -5.34%
• 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

+96.7% since first listed

29 events — show timeline

• 2026-03-16 Price Changed $95,400 MLS Technology, Inc.
• 2026-02-14 Relisted — MLS Technology, Inc.
• 2026-02-14 Price Changed $96,400 MLS Technology, Inc.
• 2026-02-13 Listing Removed — MLS Technology, Inc.
• 2026-01-23 Price Changed $96,500 MLS Technology, Inc.
• 2026-01-15 Price Changed $99,000 MLS Technology, Inc.
• 2026-01-12 Listed $108,000 MLS Technology, Inc.
• 2021-06-10 Sold (Public Records) $1,450,000 Public Records
• 2021-05-28 Sold (MLS) $45,312 MLS Technology, Inc.
• 2021-04-23 Pending — MLS Technology, Inc.
• 2021-03-29 Relisted — MLS Technology, Inc.
• 2021-03-03 Pending — MLS Technology, Inc.
• 2021-01-26 Relisted — MLS Technology, Inc.
• 2021-01-08 Pending — MLS Technology, Inc.
• 2020-12-31 Listing Removed — MLS Technology, Inc.
• 2020-09-30 Listed $54,687 MLS Technology, Inc.
• 2016-11-10 Sold (MLS) $20,000 MLS Technology, Inc.
• 2016-10-29 Pending — MLS Technology, Inc.
• 2016-10-26 Price Changed $24,995 MLS Technology, Inc.
• 2016-10-11 Price Changed $27,000 MLS Technology, Inc.
• 2016-09-21 Price Changed $29,999 MLS Technology, Inc.
• 2016-09-14 Listed $35,000 MLS Technology, Inc.
• 2006-09-09 Sold (MLS) $38,500 MLS Technology, Inc.
• 2006-08-09 Listing Removed — MLS Technology, Inc.
• 2006-05-09 Listed $45,000 MLS Technology, Inc.
• 2006-05-04 Listing Removed — MLS Technology, Inc.
• 2005-11-04 Listed $48,500 MLS Technology, Inc.
• 2005-11-03 Listing Removed — MLS Technology, Inc.
• 2005-06-12 Listed $48,500 MLS Technology, Inc.

Property tax history

-4.5%/yr

Latest (2025): $341 · +8.6% YoY. Source: county tax records.