708 S Toledo Ave · Tulsa, OK 74112

$184,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 43 Days on market

Built 1949 7,000 sqft lot Est $230k · 20% under

---

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 +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Here are details: 1) Completely renovated in 2019 and additional improvements done in 2025 2) New Granite Kitchen with Stainless steel appliances 3) Hardwood floors have been refinished 4) Back patio 5) Covered front patio 6) One car garage with painted floor 7) Game room upstairs with new pad and carpet 8) Stainless steel fridge INCLUDED 9) Washer/dryer hookups 10) Good size bathroom with granite sink 11) Large, fenced backyard 12) Great Tulsa location just off the historic Route 66 and close to TU! 13) Friendly neighborhood. 14) 3 bed 1 bath 1 car garage 15) 2 story home built in 1949 TENANT OCCUPIED - This property is currently rented and occupied. 1. The home is cu

Key facts

• Covered front patio
• Game room
• Granite kitchen

Tags

• GRANITE KITCHEN
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS
• BACK PATIO
• COVERED FRONT PATIO
• GAME ROOM

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: 2 stories; Faces east; Crawlspace foundation
• Construction: Aluminum siding; Wood frame construction; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Covered patio; Patio; Concrete driveway; Chain link fencing; Mature trees

Interior

• Kitchen: Cooktop; Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the first floor; Two additional bedrooms on the second floor
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air; Two cooling units; Window unit(s)
• Interior features: Granite counters; Ceiling fans; Electric range connection; Vinyl windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $62 ($739/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 $155k (15.9% below list).
• Recommended offer: $155k (15.9% 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 (+4.7%/yr); 116 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% of the median local income ($59k/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 $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 43 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $37k; list at $184k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,753 (15.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $229,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 S Quebec Ave	0.20mi	3/2.0	1,378 (+5%)	1mo	$225,000	$163	78
903 S Richmond Ave	0.15mi	3/1.0	1,126 (-14%)	1mo	$197,000	$175	68
209 S Quebec Ave	0.44mi	4/2.0 (+1)	1,344 (+2%)	1mo	$203,000	$151	66
416 S Zurich Ave	0.46mi	3/1.0	1,452 (+10%)	1mo	$178,900	$123	60
3501 E 8th St	0.60mi	2/1.0 (-1)	1,390 (+6%)	1mo	$298,970	$215	56
711 S New Haven Ave	0.35mi	2/2.0 (-1)	1,463 (+11%)	0mo	$250,000	$171	56
3520 E 12th Pl	0.69mi	2/1.5 (-1)	1,347 (+2%)	1mo	$280,000	$208	56
3923 E 11th Pl	0.41mi	3/2.0	1,488 (+13%)	0mo	$215,000	$144	54
1228 S Knoxville Ave	0.67mi	2/1.0 (-1)	1,216 (-8%)	1mo	$240,000	$197	51
1341 S Sandusky Ave	0.58mi	3/2.0	1,475 (+12%)	1mo	$230,000	$156	48
1328 S Louisville Ave	0.74mi	2/1.0 (-1)	1,153 (-12%)	0mo	$230,000	$199	40
804 S Jamestown Ave	0.63mi	2/1.5 (-1)	1,511 (+15%)	0mo	$320,000	$212	38

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-23,200
• Equity at exit: $27,435

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,688
• Equity at exit: $15,909

Cash invested: $51,520 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$965
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $62

Break-even live

Break-even rent $1,470

Max offer price $184,000

Occupancy floor 91%

Sensitivity live

Price	-10% $166	-5% $114	+0% $62	+5% $9	+10% $-43
Rent	-10% $-61	-5% $0	+0% $62	+5% $123	+10% $184
Rate	-1.0pp $154	-0.5pp $108	base $62	+0.5pp $14	+1.0pp $-35

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	25d	1	0.23mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	4d	1	0.43mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	17d	1	0.49mi
1150 S Marion Ave Tulsa, OK	3.0	2.5	1800	$2,300	$1.28	25d	1	0.57mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	25d	1	0.60mi
3531 E 4th St Tulsa, OK	3.0	2.0	1652	$1,745	$1.06	25d	1	0.65mi
5347 E 5th St Tulsa, OK	3.0	1.0	1181	$1,600	$1.35	25d	1	0.66mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	17d	1	0.68mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	3d	1	0.83mi
1524 S Jamestown Ave Tulsa, OK	2.0	2.0	1528	$1,500	$0.98	17d	1	1.00mi
1632 S Louisville Ave Tulsa, OK	3.0	1.0	1205	$1,700	$1.41	13d	1	1.06mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	17d	1	1.08mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	25d	1	1.13mi
1338 S Florence Ave Unit 1 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	4d	1	1.16mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	25d	1	1.19mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	25d	1	1.19mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	25d	1	1.28mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	25d	1	1.32mi
3807 E 22nd St Tulsa, OK	2.0	2.0	1192	$1,803	$1.51	4d	1	1.38mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	4d	1	1.38mi
4130 E 22nd Pl Tulsa, OK	2.0	2.0	1255	$1,550	$1.24	4d	1	1.40mi

Listing history 39 events

1. 2026-06-18
   days on market $184,000 Active 43 DOM
2. 2026-06-17
   days on market $184,000 Active 42 DOM
3. 2026-06-16
   days on market $184,000 Active 41 DOM
4. 2026-06-15
   days on market $184,000 Active 40 DOM
5. 2026-06-13
   days on market $184,000 Active 38 DOM
6. 2026-06-10
   days on market $184,000 Active 35 DOM
7. 2026-06-09
   days on market $184,000 Active 34 DOM
8. 2026-06-08
   days on market $184,000 Active 33 DOM
9. 2026-06-07
   days on market $184,000 Active 32 DOM
10. 2026-06-05
    days on market $184,000 Active 29 DOM
11. 2026-06-03
    days on market $184,000 Active 28 DOM
12. 2026-06-02
    days on market $184,000 Active 27 DOM
13. 2026-06-01
    days on market $184,000 Active 26 DOM
14. 2026-05-31
    days on market $184,000 Active 25 DOM
15. 2026-05-06
    listed $189,000 Active
16. 2025-09-23
    historical
17. 2025-08-29
    price $165,000
18. 2025-08-13
    price $175,000
19. 2025-07-24
    price $180,000
20. 2025-07-07
    price $190,000
21. 2025-06-18
    price $200,000
22. 2025-06-06
    listed $209,000 Active
23. 2019-12-31
    historical
24. 2019-12-13
    status Pending
25. 2019-11-25
    price $125,000
26. 2019-11-14
    price $130,000
27. 2019-10-11
    price $134,000
28. 2019-09-19
    price $139,000
29. 2019-09-06
    listed $145,000 Active
30. 2011-08-29
    soldstatus $37,000
31. 2011-07-14
    historical
32. 2011-06-16
    listed $49,900
33. 2011-04-16
    historical
34. 2010-11-01
    listed $63,000
35. 2010-08-04
    historical
36. 2010-02-03
    listed $94,900
37. 2006-03-08
    historical
38. 2006-01-26
    listed $99,999
39. 2005-06-20
    soldstatus $50,000

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$223/yr (+$19/mo · 15.6%)

ⓘ 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 · 17 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: $18,570
• − Mortgage interest: −$10,307
• − Property taxes: −$1,433
• − Insurance: −$920
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$5,353
• Taxable loss: −$2,413
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $1,318/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

+278.0% since first listed

25 events — show timeline

• 2026-05-06 Listed $189,000 MLS Technology, Inc.
• 2025-09-23 Listing Removed — MLS Technology, Inc.
• 2025-08-29 Price Changed $165,000 MLS Technology, Inc.
• 2025-08-13 Price Changed $175,000 MLS Technology, Inc.
• 2025-07-24 Price Changed $180,000 MLS Technology, Inc.
• 2025-07-07 Price Changed $190,000 MLS Technology, Inc.
• 2025-06-18 Price Changed $200,000 MLS Technology, Inc.
• 2025-06-06 Listed $209,000 MLS Technology, Inc.
• 2019-12-31 Listing Removed — MLS Technology, Inc.
• 2019-12-13 Pending — MLS Technology, Inc.
• 2019-11-25 Price Changed $125,000 MLS Technology, Inc.
• 2019-11-14 Price Changed $130,000 MLS Technology, Inc.
• 2019-10-11 Price Changed $134,000 MLS Technology, Inc.
• 2019-09-19 Price Changed $139,000 MLS Technology, Inc.
• 2019-09-06 Listed $145,000 MLS Technology, Inc.
• 2011-08-29 Sold (MLS) $37,000 MLS Technology, Inc.
• 2011-07-14 Listing Removed — MLS Technology, Inc.
• 2011-06-16 Listed $49,900 MLS Technology, Inc.
• 2011-04-16 Listing Removed — MLS Technology, Inc.
• 2010-11-01 Listed $63,000 MLS Technology, Inc.
• 2010-08-04 Listing Removed — MLS Technology, Inc.
• 2010-02-03 Listed $94,900 MLS Technology, Inc.
• 2006-03-08 Listing Removed — MLS Technology, Inc.
• 2006-01-26 Listed $99,999 MLS Technology, Inc.
• 2005-06-20 Sold (Public Records) $50,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,433 · +8.6% YoY. Source: county tax records.