5027 N Utica Pl · Tulsa, OK 74130

$120,000

3 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 14 Days on market

Built 1949 7,800 sqft lot Est $96k · 25% over

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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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Appreciation +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Beautiful, well-kept, partial brick home. Quiet block, seconds from Berry Park. Fully equipped kitchen and open dining area with fireplace. Fenced backyard for plenty of entertaining! Home is being sold AS-IS.

Key facts

• Partial brick home
• Open dining area
• Quiet block

Tags

• PARTIAL BRICK HOME
• FULLY EQUIPPED KITCHEN
• OPEN DINING AREA
• FENCED BACKYARD
• QUIET BLOCK

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Slab foundation
• Construction: Brick and concrete construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Chain link fence; No additional exterior features listed; Lot approximately 0.179 acres; Faces west

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Gas range/oven connections
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $114k (4.6% below list).
• Recommended offer: $114k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: 4 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 (-2.7%/yr); year-one equity from $830 of loan paydown is wiped out by about $3k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $114,421 (4.6% below list)

Questions for the listing agent

1. Built in 1949 — 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: 0.95% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $96,120
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4908 N Xanthus Ave	0.17mi	3/1.5	1,125 (+4%)	8mo	$95,000	$84	79
5132 N Utica Ave	0.15mi	3/1.0	1,094 (+1%)	15mo	$143,000	$131	77
1908 E 50th Pl N	0.11mi	3/1.5	1,053 (-2%)	17mo	$110,000	$104	76
1712 E 54th St N	0.27mi	3/1.0	1,096 (+2%)	8mo	$57,000	$52	76
1504 E 51st St	0.25mi	3/1.0	1,051 (-3%)	10mo	$87,000	$83	74
1568 E 52nd St N	0.19mi	3/1.0	1,148 (+6%)	14mo	$75,000	$65	67
1544 E 53rd St	0.27mi	3/1.5	1,008 (-7%)	23mo	$90,000	$89	57
1045 E 51st Pl N	0.61mi	3/1.5	984 (-9%)	6mo	$79,500	$81	52
1386 E 48th St N	0.38mi	4/2.0 (+1)	1,188 (+10%)	8mo	$154,000	$130	52
861 E 53rd St	0.72mi	4/2.0 (+1)	1,048 (-3%)	20mo	$162,000	$155	38
854 E 51st Pl	0.73mi	4/2.0 (+1)	1,235 (+14%)	10mo	$169,900	$138	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-7,465
• Equity at exit: $19,506

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $8,171
• Equity at exit: $13,168

Cash invested: $33,600 (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 74130

• Home prices YoY: -1.2%
• Active inventory: 4
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$629
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $165

Break-even live

Break-even rent $935

Max offer price $120,000

Occupancy floor 81%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	24d	1	0.15mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	24d	1	0.19mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	0.28mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	0.31mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	1.00mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	2d	1	1.07mi
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	15d	1	1.12mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	1.17mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	1.23mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	2d	1	1.28mi

Listing history 11 events

1. 2026-06-18
   days on market $120,000 Active 14 DOM
2. 2026-06-17
   days on market $120,000 Active 13 DOM
3. 2026-06-16
   days on market $120,000 Active 12 DOM
4. 2026-06-15
   days on market $120,000 Active 11 DOM
5. 2026-06-13
   days on market $120,000 Active 9 DOM
6. 2026-06-10
   days on market $120,000 Active 6 DOM
7. 2026-06-09
   days on market $120,000 Active 5 DOM
8. 2026-06-08
   days on market $120,000 Active 4 DOM
9. 2026-06-07
   days on market $120,000 Active 3 DOM
10. 2026-06-05
    remarks 209-char remark
11. 2026-06-05
    listed $120,000 Active 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: $717 · $60/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$363/yr (+$30/mo · 50.6%)

ⓘ 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: $13,731
• − Mortgage interest: −$6,722
• − Property taxes: −$717
• − Insurance: −$600
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,491
• Taxable income: $4
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,978/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
• City population: 389,418
• Population (ZIP): 2,217

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: Highly diverse neighborhood (Simpson 0.80)
• Race & ethnicity: Hispanic / Latino 27% White 26% Black 25% Two or more races 19% Native American 8% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Iranian 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 72% English-only · Spanish 26% Other Asian/Pacific 2% Arabic 0%

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: ▼ -2.70%
• Current HPI: 226.7769
• Rent YoY: —
• Metro: —
• 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

• 2026-06-04 Listed $120,000 MLS Technology, Inc.

Property tax history

+1.6%/yr

Latest (2025): $717 · +8.6% YoY. Source: county tax records.