1316 N Main St · Tulsa, OK 74106

$220,000

3 bd · 1.0 ba · 1,549 sqft · SingleFamily public records · 81 Days on market

Built 1930 6,987 sqft lot Est $215k · at est.

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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 +14.0/30.0
• ARV discount +6.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Fully renovated craftsman style home located near The Historic Brady District. Close to downtown & Emerson Elementary, perfect for families & 1st time buyers alike. New interior paint, granite counters, SS appliances, & unique mudroom all add to this open concept home. New landscaping, fire pit area, & deck for backyard enjoyment. Stop by the bookstore & coffee shop located in the neighborhood as you enjoy your evening walks in this mature, friendly community. This home is move-in ready & one of a kind!

Key facts

• 6,987 sq ft lot
• Built 1930
• Listed 81 days

Property features AI

Finance

• Other: Green energy-efficient doors, insulation, and windows; Gutters noted as a community feature
• HOA & community: Sidewalks

Exterior

• Security: Owned security system; Storm shelter; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story home; Faces east; Basement (partial)
• Construction: Built by owner (year source); Brick, HardiPlank type, and wood frame construction; Asphalt/fiberglass roof; Basement foundation
• Exterior features: Rain gutters; Covered patio and porch; Porch; Full fencing; Storm shelter; Smoke detectors

Interior

• Kitchen: Eat-in kitchen with pantry; Granite counters; Plumbed for ice maker; Oven; Range/Stove; Electric oven/range connection
• Bedrooms: Master bedroom with private bath (first floor); Bedroom with Pullman bath (first floor); Bedroom with Pullman bath (first floor)
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms; Master bath with bathtub and double sink; Hall full bath
• Heating & cooling: Central heating (electric); Central air; Programmable thermostat
• Interior features: Attic; Granite counters; High ceilings; High-speed internet; Cable TV; Wired for data; Electric oven/range connection; Programmable thermostat; Vinyl insulated windows; Insulated doors; Decorative fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $28 ($332/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 $195k (11.2% below list).
• Recommended offer: $195k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+3.5%/yr); 137 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,954/mo this rent would consume 58% of the median local household income ($41k/yr) (locally 1055% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 81 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,431 (11.2% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $215,311
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1332 N Denver Ave	0.15mi	3/2.0	1,472 (-5%)	6mo	$245,500	$167	76
1017 W Newton St	0.39mi	3/1.0	1,508 (-3%)	9mo	$53,000	$35	70
1131 N Boston Ave	0.28mi	3/2.0	1,693 (+9%)	8mo	$306,000	$181	60
522 E Newton Pl	0.51mi	3/2.0	1,507 (-3%)	9mo	$210,000	$139	60
1104 N Boston Ave E	0.34mi	3/2.0	1,402 (-10%)	6mo	$305,000	$218	59
1101 N Main St	0.34mi	3/2.0	1,402 (-10%)	8mo	$303,000	$216	58
1107 N Main St	0.33mi	3/2.0	1,402 (-10%)	10mo	$291,746	$208	57
923 N Denver Ave	0.43mi	3/1.0	1,344 (-13%)	2mo	$96,500	$72	56
1204 W Marshall St	0.51mi	3/2.0	1,700 (+10%)	6mo	$224,900	$132	51
1903 N Cheyenne Ave	0.60mi	3/1.0	1,752 (+13%)	3mo	$135,000	$77	47
430 E Seminole Pl	0.65mi	3/2.0	1,654 (+7%)	9mo	$210,000	$127	47
1912 N Main St N	0.62mi	3/1.0	1,772 (+14%)	5mo	$60,000	$34	43

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-32,791
• Equity at exit: $32,803

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-21,744
• Equity at exit: $19,022

Cash invested: $61,600 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$271 /mo · $3,250/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $28

Break-even live

Break-even rent $1,919

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $152	-5% $90	+0% $28	+5% $-35	+10% $-97
Rent	-10% $-127	-5% $-49	+0% $28	+5% $105	+10% $182
Rate	-1.0pp $138	-0.5pp $84	base $28	+0.5pp $-29	+1.0pp $-87

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	25d	1	0.26mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	25d	1	0.26mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	25d	1	0.30mi
313 E Woodrow Pl Tulsa, OK	4.0	2.0	1747	$1,640	$0.94	23d	1	0.91mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	3d	62	0.95mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	4d	1	1.07mi
245 E Young Pl Tulsa, OK	3.0	2.0	1528	$1,450	$0.95	18d	1	1.08mi
230 E Zion St Tulsa, OK	4.0	2.0	1857	$1,650	$0.89	25d	1	1.10mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	3d	30	1.16mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	4d	1	1.30mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	4d	4	1.31mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	21d	5	1.31mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	3d	28	1.33mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	25d	1	1.39mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	4d	3	1.40mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	4d	1	1.41mi

Listing history 31 events

1. 2026-06-22
   days on market $220,000 Active 81 DOM
2. 2026-06-18
   days on market $220,000 Active 78 DOM
3. 2026-06-17
   days on market $220,000 Active 77 DOM
4. 2026-06-16
   days on market $220,000 Active 76 DOM
5. 2026-06-15
   days on market $220,000 Active 75 DOM
6. 2026-06-13
   days on market $220,000 Active 73 DOM
7. 2026-06-10
   days on market $220,000 Active 70 DOM
8. 2026-06-09
   days on market $220,000 Active 69 DOM
9. 2026-06-08
   days on market $220,000 Active 68 DOM
10. 2026-06-07
    days on market $220,000 Active 67 DOM
11. 2026-06-05
    days on market $220,000 Active 64 DOM
12. 2026-06-03
    days on market $220,000 Active 63 DOM
13. 2026-06-02
    days on market $220,000 Active 62 DOM
14. 2026-06-01
    days on market $220,000 Active 61 DOM
15. 2026-05-31
    days on market $220,000 Active 60 DOM
16. 2026-04-01
    price $220,000
17. 2026-04-01
    listed $210,000 Active
18. 2021-03-17
    soldstatus $200,000
19. 2021-03-16
    soldstatus $200,000 Closed 542-char remark

    Show marketing remark (542 chars)

    Fully renovated craftsman style home located near The Historic Brady District. Close to downtown & Emerson Elementary, perfect for families & 1st time buyers alike. New interior paint, granite counters, SS appliances, & unique mudroom all add to this open concept home. New landscaping, fire pit area, & deck for backyard enjoyment. Stop by the bookstore & coffee shop located in the neighborhood as you enjoy your evening walks in this mature, friendly community. This home is move-in ready & one of a kind!

20. 2021-02-13
    status Pending 542-char remark

    Show marketing remark (542 chars)

    Fully renovated craftsman style home located near The Historic Brady District. Close to downtown & Emerson Elementary, perfect for families & 1st time buyers alike. New interior paint, granite counters, SS appliances, & unique mudroom all add to this open concept home. New landscaping, fire pit area, & deck for backyard enjoyment. Stop by the bookstore & coffee shop located in the neighborhood as you enjoy your evening walks in this mature, friendly community. This home is move-in ready & one of a kind!

21. 2021-02-12
    listed $189,900 Active 542-char remark

    Show marketing remark (542 chars)

    Fully renovated craftsman style home located near The Historic Brady District. Close to downtown & Emerson Elementary, perfect for families & 1st time buyers alike. New interior paint, granite counters, SS appliances, & unique mudroom all add to this open concept home. New landscaping, fire pit area, & deck for backyard enjoyment. Stop by the bookstore & coffee shop located in the neighborhood as you enjoy your evening walks in this mature, friendly community. This home is move-in ready & one of a kind!

22. 2019-12-06
    soldstatus $164,900 Closed 390-char remark

    Show marketing remark (390 chars)

    Fully-renovated, cheery bungalow in Brady Arts! Wood floors in living with built-ins and large windows. Two full, updated baths. Large kitchen with granite peninsula, stainless appliances, separate dining. Open plan with large hallways and functional layout. Expansive covered porch, and fully fenced backyard. Move-in-ready! Downtown living, with access to arts, dining, and entertainment!

23. 2019-12-06
    soldstatus $165,000

    Show marketing remark (390 chars)

    Fully-renovated, cheery bungalow in Brady Arts! Wood floors in living with built-ins and large windows. Two full, updated baths. Large kitchen with granite peninsula, stainless appliances, separate dining. Open plan with large hallways and functional layout. Expansive covered porch, and fully fenced backyard. Move-in-ready! Downtown living, with access to arts, dining, and entertainment!

24. 2019-11-15
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Fully-renovated, cheery bungalow in Brady Arts! Wood floors in living with built-ins and large windows. Two full, updated baths. Large kitchen with granite peninsula, stainless appliances, separate dining. Open plan with large hallways and functional layout. Expansive covered porch, and fully fenced backyard. Move-in-ready! Downtown living, with access to arts, dining, and entertainment!

25. 2019-10-24
    price $164,900 390-char remark

    Show marketing remark (390 chars)

    Fully-renovated, cheery bungalow in Brady Arts! Wood floors in living with built-ins and large windows. Two full, updated baths. Large kitchen with granite peninsula, stainless appliances, separate dining. Open plan with large hallways and functional layout. Expansive covered porch, and fully fenced backyard. Move-in-ready! Downtown living, with access to arts, dining, and entertainment!

26. 2019-10-07
    price $167,500 390-char remark

    Show marketing remark (390 chars)

    Fully-renovated, cheery bungalow in Brady Arts! Wood floors in living with built-ins and large windows. Two full, updated baths. Large kitchen with granite peninsula, stainless appliances, separate dining. Open plan with large hallways and functional layout. Expansive covered porch, and fully fenced backyard. Move-in-ready! Downtown living, with access to arts, dining, and entertainment!

27. 2019-09-11
    listed $169,900 Active 390-char remark

    Show marketing remark (390 chars)

    Fully-renovated, cheery bungalow in Brady Arts! Wood floors in living with built-ins and large windows. Two full, updated baths. Large kitchen with granite peninsula, stainless appliances, separate dining. Open plan with large hallways and functional layout. Expansive covered porch, and fully fenced backyard. Move-in-ready! Downtown living, with access to arts, dining, and entertainment!

28. 2017-08-01
    soldstatus $135,000
29. 2017-07-31
    soldstatus $134,900 Closed
30. 2017-06-22
    status Pending
31. 2017-05-12
    listed $139,900 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: $3,250 · $271/mo
• Projected year-2 tax: $3,250 · $271/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 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,452
• − Mortgage interest: −$12,323
• − Property taxes: −$3,250
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$6,400
• Taxable loss: −$3,374
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $1,142/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

+57.3% since first listed

16 events — show timeline

• 2026-04-01 Price Changed $220,000 MLS Technology, Inc.
• 2026-04-01 Listed $210,000 MLS Technology, Inc.
• 2021-03-17 Sold (Public Records) $200,000 Public Records
• 2021-03-16 Sold (MLS) $200,000 MLS Technology, Inc.
• 2021-02-13 Pending — MLS Technology, Inc.
• 2021-02-12 Listed $189,900 MLS Technology, Inc.
• 2019-12-06 Sold (Public Records) $165,000 Public Records
• 2019-12-06 Sold (MLS) $164,900 MLS Technology, Inc.
• 2019-11-15 Pending — MLS Technology, Inc.
• 2019-10-24 Price Changed $164,900 MLS Technology, Inc.
• 2019-10-07 Price Changed $167,500 MLS Technology, Inc.
• 2019-09-11 Listed $169,900 MLS Technology, Inc.
• 2017-08-01 Sold (Public Records) $135,000 Public Records
• 2017-07-31 Sold (MLS) $134,900 MLS Technology, Inc.
• 2017-06-22 Pending — MLS Technology, Inc.
• 2017-05-12 Listed $139,900 MLS Technology, Inc.

Property tax history

+39.5%/yr

Latest (2025): $3,250 · +8.6% YoY. Source: county tax records.