832 N College Ave · Tulsa, OK 74110

$137,500

3 bd · 1.0 ba · 1,443 sqft · SingleFamily public records · 51 Days on market

Built 1928 7,398 sqft lot Est $206k · 33% under

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Why this score? — see what drove the C+ 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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Coming available 12.30.22! Charming house close to TU with 2 bedrooms and flex room. Large bathroom, lots of storage and over sized shower. Basement including washer and dryer.

Key facts

• Fully rewired
• New tile
• New cabinetry

Tags

• NEW ROOF
• NEW WINDOWS
• HARDWOOD FLOORS
• FULLY REWIRED
• NEW TILE
• NEW CABINETRY

Property features AI

Finance

• HOA & community: Gutters noted as a community/feature

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Faces east; Entry level: first floor
• Construction: Masonite and vinyl siding with wood frame construction; Asphalt/fiberglass roof; Basement and crawlspace foundation; Has unfinished, partial basement (crawl space)
• Exterior features: Patio; Rain gutters; Chain link fencing

Interior

• Kitchen: Kitchen with breakfast nook
• Bedrooms: Master bedroom with separate closets (first level); Additional bedrooms (first level)
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: One full bathroom; Master bathroom (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Vinyl windows; Decorative fireplace
• Laundry & utility: Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $131k (4.7% below list).
• Recommended offer: $131k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 (+1.8%/yr); 57 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• In year one you build about $13k of equity ($951 loan paydown + $12k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $110k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,085 (4.7% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $206,349
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3536 E Haskell St	0.58mi	3/1.5	1,457 (+1%)	4mo	$208,300	$143	66
2739 E Admiral Ct	0.43mi	3/2.0	1,369 (-5%)	6mo	$250,000	$183	63
2524 E Admiral Ct	0.63mi	3/1.0	1,500 (+4%)	3mo	$165,000	$110	61
3503 E Admiral Ct	0.60mi	3/1.0	1,572 (+9%)	2mo	$170,000	$108	55
115 S College Ave	0.61mi	3/2.0	1,549 (+7%)	1mo	$245,000	$158	54
1434 N Birmingham Pl	0.75mi	3/2.0	1,497 (+4%)	1mo	$112,500	$75	54
835 N Columbia Ave	0.28mi	3/3.0	1,252 (-13%)	4mo	$275,000	$220	53
2724 E Archer St	0.42mi	3/2.0	1,240 (-14%)	2mo	$175,000	$141	51
3523 E Admiral Ct	0.64mi	3/2.0	1,593 (+10%)	2mo	$167,000	$105	47
2732 E 1st St	0.65mi	3/2.0	1,563 (+8%)	6mo	$245,000	$157	47
711 N Marion Ave	0.71mi	3/2.0	1,550 (+7%)	6mo	$189,000	$122	46
3504 E Haskell St	0.51mi	2/2.0 (-1)	1,248 (-14%)	5mo	$183,000	$147	40

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

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.78×
• Total profit: $68,719
• Equity at exit: $111,004

10-year hold

• IRR: 21.1%
• Equity multiple: 5.97×
• Total profit: $191,178
• Equity at exit: $226,891

Cash invested: $38,500 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$721
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $118

Break-even live

Break-even rent $1,161

Max offer price $137,500

Occupancy floor 86%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	23d	1	0.27mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	3d	1	0.35mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	0.60mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	0.63mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	0.64mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	15d	1	0.65mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	23d	1	0.68mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	23d	1	0.71mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	23d	1	0.73mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	23d	1	0.74mi
3531 E 4th St Tulsa, OK	3.0	2.0	1652	$1,745	$1.06	23d	1	0.91mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	23d	1	0.94mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	3d	1	1.00mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	3d	1	1.02mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	15d	1	1.13mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	15d	1	1.19mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	1.22mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	11d	1	1.22mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	1.23mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	15d	1	1.25mi
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	23d	1	1.31mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	3d	1	1.38mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	3d	1	1.38mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,787	$2.45	1d	10	1.48mi
1139 S Birmingham Ave Tulsa, OK	3.0	2.0	1725	$2,100	$1.22	23d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $137,500 Active 51 DOM
2. 2026-06-17
   days on market $137,500 Active 50 DOM
3. 2026-06-16
   days on market $137,500 Active 49 DOM
4. 2026-06-15
   days on market $137,500 Active 48 DOM
5. 2026-06-13
   statusdays on market $137,500 Active 46 DOM
6. 2026-06-05
   status $137,500 Pending 43 DOM
7. 2026-06-03
   days on market $137,500 Active 43 DOM
8. 2026-06-02
   days on market $137,500 Active 42 DOM
9. 2026-06-01
   days on market $137,500 Active 41 DOM
10. 2026-05-31
    days on market $137,500 Active 40 DOM
11. 2026-05-18
    price $137,500
12. 2026-04-20
    listed $140,000 Active
13. 2023-02-22
    soldstatus $110,000
14. 2023-02-17
    soldstatus $110,000 Closed 176-char remark

    Show marketing remark (176 chars)

    Coming available 12.30.22! Charming house close to TU with 2 bedrooms and flex room. Large bathroom, lots of storage and over sized shower. Basement including washer and dryer.

15. 2023-01-06
    status Pending 176-char remark

    Show marketing remark (176 chars)

    Coming available 12.30.22! Charming house close to TU with 2 bedrooms and flex room. Large bathroom, lots of storage and over sized shower. Basement including washer and dryer.

16. 2022-12-15
    listed $130,000 Active 176-char remark

    Show marketing remark (176 chars)

    Coming available 12.30.22! Charming house close to TU with 2 bedrooms and flex room. Large bathroom, lots of storage and over sized shower. Basement including washer and dryer.

17. 2017-04-10
    historical
18. 2017-03-17
    price $69,900
19. 2017-03-17
    status Active
20. 2017-03-09
    historical
21. 2017-01-09
    status Active
22. 2016-12-13
    status Pending
23. 2016-11-19
    historical
24. 2016-11-18
    listed $73,900 Active
25. 2016-08-15
    price $73,900
26. 2016-05-25
    listed $75,900 Active
27. 2013-06-25
    soldstatus $70,000
28. 2013-06-21
    soldstatus $70,000
29. 2013-05-20
    historical
30. 2013-04-12
    listed $64,500
31. 1996-06-25
    soldstatus $44,000

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/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 · 17 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: $15,730
• − Mortgage interest: −$7,702
• − Property taxes: −$1,670
• − Insurance: −$688
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,000
• Taxable loss: −$846
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $1,620/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+212.5% since first listed

21 events — show timeline

• 2026-05-18 Price Changed $137,500 MLS Technology, Inc.
• 2026-04-20 Listed $140,000 MLS Technology, Inc.
• 2023-02-22 Sold (Public Records) $110,000 Public Records
• 2023-02-17 Sold (MLS) $110,000 MLS Technology, Inc.
• 2023-01-06 Pending — MLS Technology, Inc.
• 2022-12-15 Listed $130,000 MLS Technology, Inc.
• 2017-04-10 Listing Removed — MLS Technology, Inc.
• 2017-03-17 Price Changed $69,900 MLS Technology, Inc.
• 2017-03-17 Relisted — MLS Technology, Inc.
• 2017-03-09 Listing Removed — MLS Technology, Inc.
• 2017-01-09 Relisted — MLS Technology, Inc.
• 2016-12-13 Pending — MLS Technology, Inc.
• 2016-11-19 Listing Removed — MLS Technology, Inc.
• 2016-11-18 Listed $73,900 MLS Technology, Inc.
• 2016-08-15 Price Changed $73,900 MLS Technology, Inc.
• 2016-05-25 Listed $75,900 MLS Technology, Inc.
• 2013-06-25 Sold (Public Records) $70,000 Public Records
• 2013-06-21 Sold (MLS) $70,000 MLS Technology, Inc.
• 2013-05-20 Listing Removed — MLS Technology, Inc.
• 2013-04-12 Listed $64,500 MLS Technology, Inc.
• 1996-06-25 Sold (Public Records) $44,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,670 · -4.2% YoY. Source: county tax records.