4262 E Young Pl · Tulsa, OK 74115

$69,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 3 Days on market

Built 1956 9,360 sqft lot Est $108k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This cute home has much to offer. .3 bedrooms 1 full bath , 1 car garage and large back yard. Whether adding some tlc to make it yours or throw some paint on the walls and make a great investment/rental. Close to Highway 11 and yale. Sold as-is with no repairs by seller.

Key facts

• 9,360 sq ft lot
• Garage
• Built 1956

Property features AI

Finance

• Other: Lot approximately 0.215 acres
• Financial info: Tax details excluded
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built year from public records
• Exterior features: Concrete driveway; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Gas water heater (listed under appliances)
• Bedrooms: Bedroom count not provided
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Window air conditioning unit(s)
• Interior features: Aluminum window frames; Laminate countertops; No additional interior features listed
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.0% 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 (+4.6%/yr); 86 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 33% of the median local income ($45k/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 $483 of loan paydown is wiped out by about $2k 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 + 4.6% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $69,900

Questions for the listing agent

1. Built in 1956 — 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: 1.74% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.96%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $108,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4262 E Young Pl	0.00mi	3/1.0	888 (0%)	0mo	$68,000	$77	100
2438 N Vandalia Ave	0.12mi	3/1.0	912 (+3%)	6mo	$150,000	$164	85
2223 N Toledo Ave	0.19mi	3/1.0	899 (+1%)	6mo	$134,900	$150	84
4220 E Young Pl	0.13mi	2/1.0 (-1)	864 (-3%)	4mo	$78,900	$91	81
2418 N Oswego Ave	0.33mi	3/1.0	912 (+3%)	12mo	$61,500	$67	70
3546 E Xyler St	0.55mi	3/1.0	864 (-3%)	8mo	$56,000	$65	63
3904 E Young St	0.37mi	3/1.0	960 (+8%)	7mo	$106,000	$110	63
2211 N Knoxville Ave	0.58mi	3/1.0	864 (-3%)	7mo	$105,000	$122	62
1820 N Oswego Ave	0.66mi	3/1.0	864 (-3%)	4mo	$138,000	$160	61
2239 N Marion Ave	0.45mi	3/1.0	996 (+12%)	4mo	$139,900	$140	56
2034 N Fulton Ave	0.73mi	3/1.5	938 (+6%)	4mo	$176,500	$188	51
1840 N Louisville Ave	0.74mi	3/1.0	980 (+10%)	1mo	$80,000	$82	47

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.16×
• Total profit: $22,785
• Equity at exit: $10,422

10-year hold

• IRR: 35.9%
• Equity multiple: 4.55×
• Total profit: $69,526
• Equity at exit: $6,044

Cash invested: $19,572 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$367
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $505

Break-even live

Break-even rent $577

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $544	-5% $525	+0% $505	+5% $485	+10% $465
Rent	-10% $409	-5% $457	+0% $505	+5% $553	+10% $601
Rate	-1.0pp $540	-0.5pp $523	base $505	+0.5pp $487	+1.0pp $468

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	4d	1	0.51mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	0.68mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	4d	1	1.25mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	1.28mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	1.39mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	24d	1	1.42mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	24d	1	1.42mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	24d	1	1.45mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	1.47mi

Listing history 1 events

1. 2026-05-23
   listed $69,900 Active

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $724 · $60/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: $14,597
• − Mortgage interest: −$3,915
• − Property taxes: −$724
• − Insurance: −$350
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,033
• Taxable income: $5,239
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $4,802/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): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• 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

1 event — show timeline

• 2026-05-23 Listed $69,900 MLS Technology, Inc.

Property tax history

+3.3%/yr

Latest (2025): $724 · +8.7% YoY. Source: county tax records.