728 S Trenton Ave · Tulsa, OK 74120

$160,000

4 bd · 2.0 ba · 1,699 sqft · SingleFamily public records · 16 Days on market

Built 1920 7,000 sqft lot Est $292k · 45% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity, 4 Bed, 2 Bath, close to St. Johns Hospital, Downtown, shopping, restaurants, Route 66, and more! Make this home yours, or put it in your portfolio! House "Sold As Is".

Key facts

• 7,000 sq ft lot
• Built 1920
• Listed 16 days

Property features AI

Exterior

• Parking: No parking details provided
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Shingle and wood roof
• Exterior features: Covered patio

Interior

• Kitchen: Cooktop
• Bedrooms: Bedroom on the first floor with private bath
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite countertops; Cable TV ready; Ceiling fan(s); Aluminum-framed windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 rising (+1.2%/yr); 30 active listings in the ZIP; 12 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).
• This rent runs 33% of the median local income ($68k/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 $5k 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 + 1.2% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $48k; list at $160k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $292,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 S Owasso Ave	0.44mi	3/1.5 (-1)	1,765 (+4%)	2mo	$460,000	$261	65
1139 S Quincy Ave	0.33mi	3/1.5 (-1)	1,602 (-6%)	8mo	$110,000	$69	62
331 S Zunis Ave	0.62mi	3/2.0 (-1)	1,661 (-2%)	3mo	$172,000	$104	60
2011 E 12th Pl	0.52mi	3/2.0 (-1)	1,750 (+3%)	8mo	$120,000	$69	59
2305 E 13th St	0.71mi	4/2.0	1,715 (+1%)	11mo	$295,000	$172	56
2043 E 13th St	0.62mi	3/2.0 (-1)	1,653 (-3%)	10mo	$355,000	$215	53
1137 S Xanthus Ave	0.47mi	3/2.0 (-1)	1,484 (-13%)	0mo	$305,000	$206	52
1720 E 14th St	0.61mi	3/2.0 (-1)	1,655 (-3%)	13mo	$334,000	$202	52
1123 S Newport Ave	0.49mi	3/2.0 (-1)	1,472 (-13%)	0mo	$200,000	$136	49
501 S Xanthus Ave	0.45mi	3/2.0 (-1)	1,553 (-9%)	14mo	$240,800	$155	48
2212 E 7th St	0.54mi	3/1.0 (-1)	1,520 (-10%)	4mo	$243,750	$160	45
2020 E 14th St	0.74mi	3/2.0 (-1)	1,544 (-9%)	8mo	$279,000	$181	39

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,406
• Equity at exit: $23,857

10-year hold

• IRR: 10.5%
• Equity multiple: 1.75×
• Total profit: $33,804
• Equity at exit: $13,834

Cash invested: $44,800 (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 74120

• Home prices YoY: -29.1%
• Rents YoY: 1.2%
• Active inventory: 30
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$839
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $530

Break-even live

Break-even rent $1,218

Max offer price $160,000

Occupancy floor 67%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,995	$2.63	2d	10	0.33mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,787	$2.45	2d	10	0.63mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	12d	1	0.81mi
1139 S Birmingham Ave Tulsa, OK	3.0	2.0	1725	$2,100	$1.22	24d	1	0.98mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,499	$2.80	2d	5	1.14mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	1.18mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	24d	1	1.24mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	1.31mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	24d	1	1.34mi
2533 E 19th St Tulsa, OK	3.0	2.0	1748	$2,250	$1.29	21d	1	1.39mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	3d	1	1.41mi
1401 S Elwood Ave Tulsa, OK	3.0	1.0	1373	$1,850	$1.35	24d	1	1.43mi

Listing history 15 events

1. 2026-05-16
   status Pending
2. 2026-04-30
   listed $160,000 Active
3. 2025-10-10
   historical
4. 2025-08-08
   price $200,000
5. 2025-07-16
   listed $209,000 Active
6. 2019-12-16
   historical
7. 2019-12-03
   listed $135,000 Active
8. 2010-03-24
   historical
9. 2009-08-14
   listed $82,500
10. 2008-11-22
    historical
11. 2008-05-21
    listed $82,500
12. 2008-01-17
    historical
13. 2007-07-17
    listed $89,500
14. 2002-09-17
    soldstatus $48,000
15. 1993-07-01
    soldstatus $24,000

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$761/yr (+$63/mo · 112.1%)

ⓘ 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 2/10 Low 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: $22,663
• − Mortgage interest: −$8,962
• − Property taxes: −$679
• − Insurance: −$800
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$4,655
• Taxable income: $3,941
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $5,410/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): 5,195
• Household income: $68,255
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 395.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 11% Native American 4% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 2%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Korean 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: ▼ -116.41%
• Current HPI: 283.1716
• Rent YoY: ▲ 1.21%
• 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

+566.7% since first listed

15 events — show timeline

• 2026-05-16 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $160,000 MLS Technology, Inc.
• 2025-10-10 Listing Removed — MLS Technology, Inc.
• 2025-08-08 Price Changed $200,000 MLS Technology, Inc.
• 2025-07-16 Listed $209,000 MLS Technology, Inc.
• 2019-12-16 Listing Removed — MLS Technology, Inc.
• 2019-12-03 Listed $135,000 MLS Technology, Inc.
• 2010-03-24 Listing Removed — MLS Technology, Inc.
• 2009-08-14 Listed $82,500 MLS Technology, Inc.
• 2008-11-22 Listing Removed — MLS Technology, Inc.
• 2008-05-21 Listed $82,500 MLS Technology, Inc.
• 2008-01-17 Listing Removed — MLS Technology, Inc.
• 2007-07-17 Listed $89,500 MLS Technology, Inc.
• 2002-09-17 Sold (Public Records) $48,000 Public Records
• 1993-07-01 Sold (Public Records) $24,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $679 · +7.3% YoY. Source: county tax records.