4528 N Iroquois Ave · Tulsa, OK 74106

$119,000

4 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 89 Days on market

Built 1953 7,946 sqft lot Est $134k · 11% 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 +24.3/30.0
• ARV discount +12.4/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• 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

Property sold in its “AS-IS, WHERE-IS” condition. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees.

Key facts

• Roof
• Completely remodeled
• Kitchen

Tags

• COMPLETELY REMODELED
• ROOF
• FLOORING
• KITCHEN
• BATHROOMS
• HEAT AND AIR

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Parking details not provided
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Built as reported by appraiser
• Exterior features: Front porch; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Kitchen with granite counters
• Bedrooms: Three first-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Vinyl windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+3.5%/yr); 137 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 37% of the median local income ($41k/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 $823 of loan paydown is wiped out by about $4k 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 89 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $119k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $133,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4371 N Garrison Pl	0.11mi	4/1.0	1,128 (-0%)	0mo	$96,000	$85	94
4554 Iroquois Ave	0.06mi	4/1.0	1,192 (+5%)	3mo	$134,900	$113	86
4670 N Hartford Ave	0.26mi	4/1.5	1,105 (-2%)	0mo	$112,000	$101	82
4324 N Garrison Pl	0.19mi	3/1.0 (-1)	1,116 (-1%)	5mo	$65,000	$58	80
4440 N Detroit Ave	0.47mi	3/1.0 (-1)	1,138 (+0%)	4mo	$138,000	$121	69
554 E 48th Pl N	0.37mi	4/2.0	1,229 (+9%)	0mo	$141,000	$115	64
4842 N Johnstown Ave	0.34mi	3/1.0 (-1)	1,032 (-9%)	2mo	$72,000	$70	63
4038 N Cincinnati Dr	0.72mi	3/1.0 (-1)	1,130 (-0%)	2mo	$180,000	$159	60
4107 N Frankfort Ave	0.52mi	4/1.5	1,232 (+9%)	2mo	$148,000	$120	57
538 E 48th Pl N	0.38mi	3/1.0 (-1)	984 (-13%)	1mo	$131,000	$133	54
408 E 40th Pl	0.61mi	3/1.5 (-1)	1,184 (+5%)	3mo	$151,000	$128	54
614 E 52nd St N	0.67mi	3/1.0 (-1)	1,014 (-10%)	5mo	$120,000	$118	42

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,382
• Equity at exit: $17,743

10-year hold

• IRR: 7.5%
• Equity multiple: 1.58×
• Total profit: $19,396
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$624
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $239

Break-even live

Break-even rent $943

Max offer price $119,000

Occupancy floor 76%

Sensitivity live

Price	-10% $307	-5% $273	+0% $239	+5% $206	+10% $172
Rent	-10% $141	-5% $190	+0% $239	+5% $289	+10% $338
Rate	-1.0pp $299	-0.5pp $270	base $239	+0.5pp $209	+1.0pp $177

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	3d	1	0.38mi
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	16d	1	0.52mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	0.67mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	22d	1	1.02mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	3d	1	1.03mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	3d	1	1.08mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	22d	1	1.16mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	3d	1	1.17mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	25d	1	1.17mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	25d	1	1.23mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	3d	1	1.28mi
3120 N Hartford Pl Tulsa, OK	4.0	1.0	1176	$1,500	$1.28	4d	1	1.35mi

Listing history 13 events

1. 2026-05-19
   status Pending
2. 2026-05-18
   status Active
3. 2026-05-05
   historical
4. 2026-03-05
   price $119,000
5. 2026-02-06
   listed $129,000 Active
6. 2016-02-25
   soldstatus $17,000 Closed 213-char remark

   Show marketing remark (213 chars)

   Property sold in its “AS-IS, WHERE-IS” condition. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees.

7. 2016-02-18
   status Pending 213-char remark

   Show marketing remark (213 chars)

   Property sold in its “AS-IS, WHERE-IS” condition. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees.

8. 2016-02-15
   price $15,900 213-char remark

   Show marketing remark (213 chars)

   Property sold in its “AS-IS, WHERE-IS” condition. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees.

9. 2015-12-16
   listed $17,900 Active 213-char remark

   Show marketing remark (213 chars)

   Property sold in its “AS-IS, WHERE-IS” condition. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees.

10. 2006-04-05
    soldstatus $64,000
11. 2005-11-14
    soldstatus $16,000 82-char remark

    Show marketing remark (82 chars)

    investor property. Garage converted into extra living. Selling in as-is condition.

12. 2005-10-10
    historical 82-char remark

    Show marketing remark (82 chars)

    investor property. Garage converted into extra living. Selling in as-is condition.

13. 2005-09-22
    listed $14,900 82-char remark

    Show marketing remark (82 chars)

    investor property. Garage converted into extra living. Selling in as-is condition.

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$218/yr (+$18/mo · 25.6%)

ⓘ 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 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: $14,949
• − Mortgage interest: −$6,666
• − Property taxes: −$853
• − Insurance: −$595
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,462
• Taxable income: $981
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,638/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

+698.7% since first listed

13 events — show timeline

• 2026-05-19 Pending — MLS Technology, Inc.
• 2026-05-18 Relisted — MLS Technology, Inc.
• 2026-05-05 Listing Removed — MLS Technology, Inc.
• 2026-03-05 Price Changed $119,000 MLS Technology, Inc.
• 2026-02-06 Listed $129,000 MLS Technology, Inc.
• 2016-02-25 Sold (MLS) $17,000 MLS Technology, Inc.
• 2016-02-18 Pending — MLS Technology, Inc.
• 2016-02-15 Price Changed $15,900 MLS Technology, Inc.
• 2015-12-16 Listed $17,900 MLS Technology, Inc.
• 2006-04-05 Sold (Public Records) $64,000 Public Records
• 2005-11-14 Sold (MLS) $16,000 MLS Technology, Inc.
• 2005-10-10 Listing Removed — MLS Technology, Inc.
• 2005-09-22 Listed $14,900 MLS Technology, Inc.

Property tax history

-0.9%/yr

Latest (2025): $853 · +8.7% YoY. Source: county tax records.