3322 E 3rd St · Tulsa, OK 74112

$135,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 45 Days on market

Built 1924 7,000 sqft lot Est $163k · 17% 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 +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD IN `AS IS & WHERE IS`. LARGE LIVING RM W/ DECORATIVE MANTLE (NON WORKING FIREPLACE). PORCH. LARGE COURT YARD IN FRONT OF HOUSE. CARPORT.

Key facts

• Updated bath
• Huge front yard
• Granite kitchen

Tags

• WALKING DISTANCE TO TU
• UPDATED BATH
• GRANITE KITCHEN
• HUGE FRONT YARD
• DETACHED GARAGE
• ADDITIONAL SHED

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation; Vinyl siding with wood frame construction
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Covered porch; Concrete driveway; Rain gutters; Chain link fencing; Shed(s)

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Master bedroom (first level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (first level)
• Heating & cooling: Central heating (gas); Central air conditioning; Gas water heater
• Interior features: Granite counters; Ceiling fan(s); Wood window frames; Electric oven and range connections
• Laundry & utility: Washer hookup; Utility room with garage access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $45 ($540/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 $128k (5.0% below list).
• Recommended offer: $128k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 fast (+4.7%/yr); 116 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $933 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

• It's been on market 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 1924 — 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 $128,239 (5.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 0.95% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $163,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3322 E 3rd St	0.00mi	2/1.0	1,026 (+4%)	1mo	$130,000	$127	93
111 Waverly Dr	0.27mi	2/1.0	1,009 (+2%)	2mo	$189,900	$188	82
411 S Quebec Ave	0.54mi	2/1.0	980 (-1%)	1mo	$220,000	$224	73
2735 E 1st St	0.61mi	2/1.0	988 (-0%)	3mo	$165,000	$167	69
3741 E 2nd St	0.32mi	3/1.5 (+1)	1,048 (+6%)	3mo	$160,000	$153	66
3119 E 3rd St	0.26mi	3/1.0 (+1)	1,126 (+14%)	2mo	$175,000	$155	58
111 Quebec Ave	0.68mi	2/1.0	936 (-6%)	3mo	$119,500	$128	57
3310 E Admiral Ct	0.33mi	3/1.0 (+1)	1,122 (+13%)	1mo	$159,000	$142	56
227 S Toledo Ave	0.72mi	3/1.0 (+1)	956 (-3%)	0mo	$158,000	$165	55
3911 E Admiral Ct	0.50mi	3/2.0 (+1)	923 (-7%)	2mo	$175,000	$190	55
2811 E 3rd St	0.53mi	3/2.5 (+1)	1,057 (+7%)	3mo	$229,900	$218	51
4111 E 1st St	0.49mi	3/1.0 (+1)	1,124 (+14%)	2mo	$95,000	$85	48

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-16,700
• Equity at exit: $20,129

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,035
• Equity at exit: $11,672

Cash invested: $37,800 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$708
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $45

Break-even live

Break-even rent $1,225

Max offer price $135,000

Occupancy floor 91%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	0.36mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	0.43mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	15d	1	0.44mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	0.45mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	0.56mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	15d	1	0.71mi
1115 S College Ave Tulsa, OK	1.0	1.0	725	$1,175	$1.62	3d	1	0.78mi
1115 S College Ave Unit 06 Tulsa, OK	1.0	1.0	725	$1,175	$1.62	23d	1	0.78mi
1115 S College Ave Unit 16 Tulsa, OK	2.0	1.0	775	$1,275	$1.65	23d	1	0.78mi
1140 S College Ave Unit C Tulsa, OK	2.0	1.5	840	$1,650	$1.96	23d	1	0.85mi
1123 S Delaware Pl Unit B Tulsa, OK	1.0	1.0	825	$1,300	$1.58	23d	1	0.86mi
2614 E Archer St Tulsa, OK	1.0	1.0	845	$900	$1.07	3d	1	0.87mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	23d	1	0.88mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	1d	1	0.90mi
2628 E 8th St Unit 05 Tulsa, OK	1.0	1.0	621	$1,015	$1.63	11d	1	0.91mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	0.91mi
2606 E 7th St Tulsa, OK	1.0	1.0	625	$1,125	$1.80	3d	1	0.92mi
2618 E 8th St Unit J Tulsa, OK	1.0	1.0	600	$795	$1.32	23d	1	0.93mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	23d	1	0.98mi
2516 E 6th St Unit 2 Tulsa, OK	1.0	1.0	630	$999	$1.59	3d	1	0.99mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	23d	1	0.99mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	23d	1	0.99mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	23d	1	0.99mi
3336 E Marshall St Unit 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	23d	1	0.99mi
1340 S Florence Ave Tulsa, OK	1.0	1.0	750	$1,150	$1.53	23d	1	1.04mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	3d	1	1.13mi
3811 E 15th St Unit A Tulsa, OK	1.0	1.0	600	$995	$1.66	11d	1	1.14mi
2432 E 10th St Apt 5 Tulsa, OK	1.0	1.0	600	$825	$1.38	1d	1	1.16mi
2432 E 10th St Unit 1 Tulsa, OK	1.0	1.0	600	$1,000	$1.67	3d	1	1.16mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	23d	1	1.24mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	1.26mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,198	$1.93	1d	10	1.28mi
1626 S Indianapolis Ave Tulsa, OK	1.0	1.0	850	$1,050	$1.24	2d	1	1.33mi
2714 E 15th St Unit 3 Tulsa, OK	1.0	1.0	725	$1,350	$1.86	19d	1	1.34mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	23d	1	1.41mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	23d	1	1.44mi

Listing history 12 events

1. 2026-05-02
   status Pending
2. 2026-04-21
   price $135,000
3. 2026-03-18
   listed $139,000 Active
4. 2024-12-13
   soldstatus $119,500
5. 2004-06-15
   soldstatus $40,000 147-char remark

   Show marketing remark (147 chars)

   SOLD IN `AS IS & WHERE IS`. LARGE LIVING RM W/ DECORATIVE MANTLE (NON WORKING FIREPLACE). PORCH. LARGE COURT YARD IN FRONT OF HOUSE. CARPORT.

6. 2004-04-30
   historical 147-char remark

   Show marketing remark (147 chars)

   SOLD IN `AS IS & WHERE IS`. LARGE LIVING RM W/ DECORATIVE MANTLE (NON WORKING FIREPLACE). PORCH. LARGE COURT YARD IN FRONT OF HOUSE. CARPORT.

7. 2003-12-03
   listed $59,000 147-char remark

   Show marketing remark (147 chars)

   SOLD IN `AS IS & WHERE IS`. LARGE LIVING RM W/ DECORATIVE MANTLE (NON WORKING FIREPLACE). PORCH. LARGE COURT YARD IN FRONT OF HOUSE. CARPORT.

8. 2003-11-09
   historical
9. 2003-05-09
   listed $61,000
10. 2003-05-09
    historical
11. 2002-11-11
    listed $61,500
12. 1985-12-06
    soldstatus $30,000

ⓘ 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: $2,447 · $204/mo
• Projected year-2 tax: $2,447 · $204/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: $15,389
• − Mortgage interest: −$7,562
• − Property taxes: −$2,447
• − Insurance: −$675
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,927
• Taxable loss: −$1,685
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $944/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

+350.0% since first listed

12 events — show timeline

• 2026-05-02 Pending — MLS Technology, Inc.
• 2026-04-21 Price Changed $135,000 MLS Technology, Inc.
• 2026-03-18 Listed $139,000 MLS Technology, Inc.
• 2024-12-13 Sold (Public Records) $119,500 Public Records
• 2004-06-15 Sold (MLS) $40,000 MLS Technology, Inc.
• 2004-04-30 Listing Removed — MLS Technology, Inc.
• 2003-12-03 Listed $59,000 MLS Technology, Inc.
• 2003-11-09 Listing Removed — MLS Technology, Inc.
• 2003-05-09 Listing Removed — MLS Technology, Inc.
• 2003-05-09 Listed $61,000 MLS Technology, Inc.
• 2002-11-11 Listed $61,500 MLS Technology, Inc.
• 1985-12-06 Sold (Public Records) $30,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,447 · +229.8% YoY. Source: county tax records.