1331 N Olympia Ave · Tulsa, OK 74127

$75,500

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 174 Days on market

Built 1940 6,746 sqft lot Est $134k · 44% 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 +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

Key facts

• 6,746 sq ft lot
• Built 1940
• Listed 173 days

Property features AI

Finance

• Other: Lot size approximately 0.155 acres

Exterior

• Security: No safety shelter
• Home design: Single-story
• Construction: Built per public records
• Exterior features: North-facing lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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 (+2.5%/yr); 113 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($46k/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 $522 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $19k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.73% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.22%
• DSCR: 2.34
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $134,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 N Osage Dr	0.13mi	3/1.0 (+1)	1,008 (-1%)	4mo	$132,000	$131	84
1229 N Olympia Ave	0.14mi	2/1.0	1,043 (+3%)	21mo	$170,000	$163	72
1114 W Marshall St	0.24mi	2/1.0	927 (-9%)	5mo	$157,500	$170	70
1315 N Cheyenne Ave	0.34mi	3/1.0 (+1)	1,092 (+8%)	1mo	$139,000	$127	65
1124 W Marshall St	0.24mi	3/1.0 (+1)	1,062 (+4%)	14mo	$71,000	$67	65
112 E Newton St	0.49mi	2/2.0	1,064 (+5%)	2mo	$143,500	$135	63
1620 N Union Ave	0.49mi	3/1.0 (+1)	1,061 (+4%)	3mo	$140,000	$132	62
1428 N Boston Pl	0.52mi	3/1.0 (+1)	952 (-6%)	8mo	$50,000	$53	54
1450 N Nogales Ave	0.13mi	3/1.0 (+1)	881 (-13%)	17mo	$105,002	$119	52
1204 N Phoenix Ave	0.22mi	3/1.0 (+1)	1,152 (+13%)	23mo	$182,275	$158	44
1927 N Cheyenne Ave	0.71mi	2/1.0	1,140 (+12%)	11mo	$114,000	$100	38
907 N Denver Ave	0.56mi	3/1.5 (+1)	1,112 (+9%)	18mo	$170,000	$153	36

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 1.99×
• Total profit: $20,958
• Equity at exit: $11,257

10-year hold

• IRR: 31.7%
• Equity multiple: 3.79×
• Total profit: $59,016
• Equity at exit: $6,528

Cash invested: $21,140 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$396
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $532

Break-even live

Break-even rent $632

Max offer price $75,500

Occupancy floor 54%

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 N Boston Ave Tulsa, OK	1.0	1.0	728	$790	$1.09	23d	1	0.47mi
1123 N Main St Unit 12 Tulsa, OK	1.0	1.0	784	$1,160	$1.48	23d	1	0.51mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	23d	1	0.62mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$2,686	$2.20	1d	62	1.04mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	1.21mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	23d	1	1.21mi
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	16d	1	1.29mi
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	23d	1	1.30mi
2333 W Easton Pl Tulsa, OK	2.0	1.0	846	$700	$0.83	23d	1	1.32mi
613 E Xyler St Tulsa, OK	1.0	1.0	1392	$875	$0.63	16d	1	1.35mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.39mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	23d	1	1.40mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	1.44mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	19d	1	1.45mi

Listing history 43 events

1. 2026-06-18
   days on market $75,500 Active 174 DOM
2. 2026-06-17
   days on market $75,500 Active 173 DOM
3. 2026-06-16
   days on market $75,500 Active 172 DOM
4. 2026-06-15
   days on market $75,500 Active 171 DOM
5. 2026-06-13
   days on market $75,500 Active 169 DOM
6. 2026-06-10
   days on market $75,500 Active 166 DOM
7. 2026-06-09
   days on market $75,500 Active 165 DOM
8. 2026-06-08
   days on market $75,500 Active 164 DOM
9. 2026-06-07
   days on market $75,500 Active 163 DOM
10. 2026-06-05
    days on market $75,500 Active 160 DOM
11. 2026-06-03
    days on market $75,500 Active 159 DOM
12. 2026-06-02
    days on market $75,500 Active 158 DOM
13. 2026-06-01
    days on market $75,500 Active 157 DOM
14. 2026-05-31
    days on market $75,500 Active 156 DOM
15. 2026-01-23
    price $75,500
16. 2026-01-15
    price $78,000
17. 2026-01-12
    price $93,890
18. 2025-12-24
    listed $94,890 Active
19. 2024-07-02
    historical
20. 2023-11-20
    price $95,100
21. 2023-09-09
    price $95,200
22. 2023-07-24
    price $96,825
23. 2023-07-23
    price $97,825
24. 2023-07-03
    listed $98,825 Active
25. 2021-06-03
    soldstatus $1,450,000
26. 2021-05-28
    soldstatus $45,312 Closed 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

27. 2021-04-23
    status Pending 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

28. 2021-03-29
    status Active 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

29. 2021-03-03
    status Pending 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

30. 2021-01-26
    status Active 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

31. 2021-01-08
    status Pending 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

32. 2021-01-08
    status Active 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

33. 2020-12-31
    historical 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

34. 2020-12-11
    listed $54,687 Active 66-char remark

    Show marketing remark (66 chars)

    DO NOT DISTURB TENANTS! Part of a 64 package sold for 3.5 million.

35. 2016-03-08
    soldstatus $44,500
36. 2016-03-03
    soldstatus $27,000 Closed
37. 2015-12-22
    status Pending
38. 2015-07-15
    listed $27,000 Active
39. 2015-06-22
    historical
40. 2015-06-03
    listed $27,000 Active
41. 2011-04-21
    soldstatus $11,500
42. 2011-03-13
    historical
43. 2010-10-14
    listed $14,900

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $864 · $72/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 · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $15,672
• − Mortgage interest: −$4,229
• − Property taxes: −$864
• − Insurance: −$378
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,196
• Taxable income: $5,497
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $5,069/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: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 16,324
• Household income: $46,373
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 782.0

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 50% Black 28% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.31%
• Current HPI: 231.5994
• Rent YoY: ▲ 2.45%
• 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

+406.7% since first listed

29 events — show timeline

• 2026-01-23 Price Changed $75,500 MLS Technology, Inc.
• 2026-01-15 Price Changed $78,000 MLS Technology, Inc.
• 2026-01-12 Price Changed $93,890 MLS Technology, Inc.
• 2025-12-24 Listed $94,890 MLS Technology, Inc.
• 2024-07-02 Listing Removed — MLS Technology, Inc.
• 2023-11-20 Price Changed $95,100 MLS Technology, Inc.
• 2023-09-09 Price Changed $95,200 MLS Technology, Inc.
• 2023-07-24 Price Changed $96,825 MLS Technology, Inc.
• 2023-07-23 Price Changed $97,825 MLS Technology, Inc.
• 2023-07-03 Listed $98,825 MLS Technology, Inc.
• 2021-06-03 Sold (Public Records) $1,450,000 Public Records
• 2021-05-28 Sold (MLS) $45,312 MLS Technology, Inc.
• 2021-04-23 Pending — MLS Technology, Inc.
• 2021-03-29 Relisted — MLS Technology, Inc.
• 2021-03-03 Pending — MLS Technology, Inc.
• 2021-01-26 Relisted — MLS Technology, Inc.
• 2021-01-08 Pending — MLS Technology, Inc.
• 2021-01-08 Relisted — MLS Technology, Inc.
• 2020-12-31 Listing Removed — MLS Technology, Inc.
• 2020-12-11 Listed $54,687 MLS Technology, Inc.
• 2016-03-08 Sold (Public Records) $44,500 Public Records
• 2016-03-03 Sold (MLS) $27,000 MLS Technology, Inc.
• 2015-12-22 Pending — MLS Technology, Inc.
• 2015-07-15 Listed $27,000 MLS Technology, Inc.
• 2015-06-22 Listing Removed — MLS Technology, Inc.
• 2015-06-03 Listed $27,000 MLS Technology, Inc.
• 2011-04-21 Sold (MLS) $11,500 MLS Technology, Inc.
• 2011-03-13 Listing Removed — MLS Technology, Inc.
• 2010-10-14 Listed $14,900 MLS Technology, Inc.

Property tax history

+9.4%/yr

Latest (2025): $864 · +9.1% YoY. Source: county tax records.