None · Tulsa, OK 74105

$158,900

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 6 Days on market

Built 1951 8,100 sqft lot Est $183k · 13% 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 +15.2/30.0
• ARV discount +13.5/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home at a great price! This ONE OWNER is move in ready! Maintainence free exterior, new paint & carpet inside, central H & A and great yard will make this house the place to call home.

Key facts

• 8,100 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• HOA & community: Community features include gutters

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; South-facing; Crawlspace foundation
• Construction: Built with brick, vinyl siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Patio; Porch; Rain gutters; Full yard fencing

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator
• Bedrooms: Three first-floor bedrooms; Master bedroom on the first floor
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Wood window frames with storm windows; Storm door(s); Laminate countertops; Electric oven and range connections; No additional interior safety shelter listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (first floor, adjacent to garage)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $57 ($678/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 (13.5% below list).
• Recommended offer: $137k (13.5% 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: 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.
• Zoned schools: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 226 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $85k; list at $159k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $137,462 (13.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.87% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $183,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1538 E 53rd St	0.11mi	3/1.0	1,182 (+8%)	0mo	$195,000	$165	80
1414 E 52nd St	0.12mi	2/1.0 (-1)	1,014 (-7%)	3mo	$142,000	$140	76
5249 S St Louis Ave	0.12mi	2/1.0 (-1)	1,011 (-7%)	3mo	$118,000	$117	75
1403 E 52nd St	0.15mi	2/1.0 (-1)	997 (-8%)	1mo	$167,000	$168	73
4685 S Trenton Ave	0.46mi	3/1.0	1,050 (-4%)	2mo	$228,000	$217	71
1527 E 50th St	0.27mi	3/1.5	1,182 (+8%)	2mo	$243,000	$206	70
5140 S Troost Ave	0.18mi	3/1.0	1,220 (+12%)	2mo	$150,000	$123	70
1403 E 49th Pl	0.32mi	2/1.5 (-1)	1,175 (+8%)	1mo	$205,000	$174	64
5320 S Quincy Ave	0.21mi	2/1.0 (-1)	1,220 (+12%)	3mo	$133,000	$109	63
4937 S Cincinnati Ave	0.65mi	3/1.0	1,011 (-7%)	1mo	$220,000	$218	57
4629 S Trenton Ave	0.59mi	2/1.0 (-1)	996 (-9%)	1mo	$136,000	$137	52
5530 S Boston Pl	0.73mi	3/1.0	928 (-15%)	2mo	$158,200	$170	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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-22,404
• Equity at exit: $23,693

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-15,920
• Equity at exit: $13,739

Cash invested: $44,492 (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 74105

• Rents YoY: 2.8%
• Active inventory: 226
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$833
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $57

Break-even live

Break-even rent $1,303

Max offer price $158,900

Occupancy floor 91%

Sensitivity live

Price	-10% $146	-5% $102	+0% $57	+5% $12	+10% $-33
Rent	-10% $-52	-5% $2	+0% $57	+5% $111	+10% $165
Rate	-1.0pp $137	-0.5pp $97	base $57	+0.5pp $15	+1.0pp $-27

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5151 S Utica Ave Tulsa, OK	1.0–2.0	1.0	799	$838	$1.05	3d	1	0.27mi
5009 S Troost Ave Tulsa, OK	2.0	1.0	886	$1,400	$1.58	25d	1	0.29mi
1514 E 49th St Tulsa, OK	3.0	1.0	980	$1,295	$1.32	18d	1	0.33mi
5101 S Madison Ave Tulsa, OK	1.0–2.0	1.0	780	$1,150	$1.47	3d	2	0.43mi
4849 S Victor Ave Tulsa, OK	1.0–2.0	1.0–2.0	775	$1,100	$1.42	18d	6	0.43mi
4676 S Saint Louis Ave Tulsa, OK	3.0	1.0	1012	$1,475	$1.46	25d	1	0.44mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	5d	1	0.46mi
5121 S Madison Ave Tulsa, OK	3.0	1.5	1048	$1,550	$1.48	13d	1	0.48mi
2102 E 51st St Tulsa, OK	1.0–2.0	1.0–2.0	700	$725	$1.04	3d	15	0.55mi
1115 E 48th Pl Tulsa, OK	3.0	1.5	1195	$1,500	$1.26	25d	1	0.56mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	5d	1	0.58mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	5d	1	0.60mi
1348 E 45th Pl Tulsa, OK	3.0	1.5	1281	$1,675	$1.31	25d	1	0.66mi
5270 S Lewis Ave Tulsa, OK	2.0	2.0	1050	$950	$0.90	25d	8	0.68mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$1,051	$1.50	5d	14	0.80mi
4740 S Boston Ave Tulsa, OK	2.0	1.0	839	$1,475	$1.76	4d	1	0.84mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$1,069	$1.35	5d	4	0.87mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	25d	1	0.92mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$1,199	$1.52	5d	4	0.96mi
6135 S Troost Ave Unit 6135 Tulsa, OK	2.0	2.0	1150	$1,125	$0.98	25d	1	1.00mi
1419 E 42nd St Tulsa, OK	2.0	1.0	850	$1,395	$1.64	5d	1	1.03mi
6119 S Madison Pl Tulsa, OK	3.0	2.0	1214	$1,550	$1.28	12d	1	1.03mi
6307 S Owasso Ave Unit 6309 Tulsa, OK	4.0	2.0	1131	$1,560	$1.38	3d	1	1.15mi
1414 E 39th St Tulsa, OK	1.0–2.0	1.0–2.0	1117	$2,120	$1.90	3d	17	1.24mi
1027 E 41st St Tulsa, OK	2.0	1.0	860	$1,195	$1.39	5d	2	1.25mi
6345 S Madison Pl Unit 1 Tulsa, OK	3.0	2.0	1080	$1,100	$1.02	5d	1	1.28mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$1,100	$1.54	13d	2	1.49mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$1,100	$1.58	23d	3	1.49mi

Listing history 6 events

1. 2026-06-22
   days on market $158,900 Active 6 DOM
2. 2026-06-18
   days on market $158,900 Active 3 DOM
3. 2026-06-17
   days on market $158,900 Active 2 DOM
4. 2026-06-15
   pricestatus $158,900 Active 1 DOM
5. 2026-06-08
   remarks 153-char remark
6. 2026-06-08
   listed $159,900 Pending 1 DOM

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $1,559 · $130/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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,495
• − Mortgage interest: −$8,901
• − Property taxes: −$1,559
• − Insurance: −$794
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,623
• Taxable loss: −$2,021
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $1,163/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): 26,951
• Household income: $69,547
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1214.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 12% Black 9% Hispanic / Latino 7% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -305.73%
• Current HPI: 236.6827
• Rent YoY: ▲ 2.83%
• 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

+88.1% since first listed

6 events — show timeline

• 2026-06-08 Pending — MLS Technology, Inc.
• 2026-06-05 Listed $159,900 MLS Technology, Inc.
• 2007-05-14 Sold (Public Records) $85,000 Public Records
• 2007-05-07 Sold (MLS) $85,000 MLS Technology, Inc.
• 2007-04-10 Listing Removed — MLS Technology, Inc.
• 2007-03-02 Listed $85,000 MLS Technology, Inc.

Property tax history

+2.1%/yr

Latest (2025): $1,559 · +8.6% YoY. Source: county tax records.