5462 N Johnstown Ave E · Tulsa, OK 74126

$89,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 149 Days on market

Built 1961 7,200 sqft lot Est $80k · 13% over

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0

Listing remarks MLS

Beautifully updated 3 bedroom centrally located home! Boasts hardwood flooring throughout living & bedrooms, newer paint, refinished cabinets, a large yard & more! Property is currently a rental & occupied. Property is being sold AS IS.

Key facts

• 7,200 sq ft lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built with wood siding and wood frame; Asphalt fiberglass roof; Year built per public records
• Exterior features: Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Cooktop; Microwave; Oven; Range; Refrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 70 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 33% of the median local income ($42k/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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1961 — 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: 1.29% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $79,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 E 53rd St N	0.51mi	3/1.0	962 (-1%)	0mo	$137,000	$142	74
5234 N Kenosha Ave	0.22mi	3/1.0	888 (-9%)	3mo	$72,500	$82	73
1045 E 51st Pl N	0.44mi	3/1.5	984 (+1%)	6mo	$79,500	$81	70
614 E 52nd St N	0.41mi	3/1.0	1,014 (+4%)	5mo	$120,000	$118	69
448 E 59th Pl N	0.59mi	3/1.0	1,000 (+3%)	0mo	$75,000	$75	67
517 E 57th St	0.40mi	3/1.0	912 (-6%)	5mo	$62,000	$68	67
538 E 48th Pl N	0.71mi	3/1.0	984 (+1%)	1mo	$131,000	$133	64
4842 N Johnstown Ave	0.65mi	3/1.0	1,032 (+6%)	2mo	$72,000	$70	58
1539 E 53rd St	0.72mi	3/1.0	917 (-6%)	2mo	$81,000	$88	55
5703 N Garrison Pl	0.27mi	4/1.5 (+1)	1,104 (+14%)	7mo	$73,000	$66	52
1334 E 51 Pl	0.55mi	3/1.0	836 (-14%)	6mo	$42,000	$50	47
4670 N Hartford Ave	0.73mi	4/1.5 (+1)	1,105 (+14%)	0mo	$112,000	$101	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $5,699
• Equity at exit: $13,404

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $31,066
• Equity at exit: $7,773

Cash invested: $25,172 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 70
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$471
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $318

Break-even live

Break-even rent $756

Max offer price $89,900

Occupancy floor 68%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	1d	1	0.06mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	0.19mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	0.26mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	1d	1	0.35mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	1d	1	0.61mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	1d	1	0.72mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	1d	1	0.75mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	23d	1	0.88mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	23d	1	1.17mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	1d	1	1.24mi

Listing history 25 events

1. 2026-06-18
   days on market $89,900 Active 149 DOM
2. 2026-06-17
   days on market $89,900 Active 148 DOM
3. 2026-06-16
   days on market $89,900 Active 147 DOM
4. 2026-06-15
   days on market $89,900 Active 146 DOM
5. 2026-06-13
   days on market $89,900 Active 144 DOM
6. 2026-06-10
   days on market $89,900 Active 141 DOM
7. 2026-06-09
   days on market $89,900 Active 140 DOM
8. 2026-06-08
   days on market $89,900 Active 139 DOM
9. 2026-06-07
   days on market $89,900 Active 138 DOM
10. 2026-06-05
    days on market $89,900 Active 135 DOM
11. 2026-06-03
    days on market $89,900 Active 134 DOM
12. 2026-06-02
    days on market $89,900 Active 133 DOM
13. 2026-06-01
    days on market $89,900 Active 132 DOM
14. 2026-05-31
    days on market $89,900 Active 131 DOM
15. 2026-05-13
    price $92,000
16. 2026-01-17
    listed $95,000 Active
17. 2023-03-14
    soldstatus $70,000
18. 2023-03-10
    soldstatus $70,000 Closed 254-char remark

    Show marketing remark (254 chars)

    Beautifully updated 3 bedroom centrally located home! Boasts hardwood flooring throughout living & bedrooms, newer paint, refinished cabinets, a large yard & more! Property is currently a rental & occupied. Property is being sold AS IS.

19. 2023-02-08
    status Pending 254-char remark

    Show marketing remark (254 chars)

    Beautifully updated 3 bedroom centrally located home! Boasts hardwood flooring throughout living & bedrooms, newer paint, refinished cabinets, a large yard & more! Property is currently a rental & occupied. Property is being sold AS IS.

20. 2023-02-04
    status Active 254-char remark

    Show marketing remark (254 chars)

    Beautifully updated 3 bedroom centrally located home! Boasts hardwood flooring throughout living & bedrooms, newer paint, refinished cabinets, a large yard & more! Property is currently a rental & occupied. Property is being sold AS IS.

21. 2023-01-17
    status Pending 254-char remark

    Show marketing remark (254 chars)

    Beautifully updated 3 bedroom centrally located home! Boasts hardwood flooring throughout living & bedrooms, newer paint, refinished cabinets, a large yard & more! Property is currently a rental & occupied. Property is being sold AS IS.

22. 2023-01-11
    listed $70,000 Active 254-char remark

    Show marketing remark (254 chars)

    Beautifully updated 3 bedroom centrally located home! Boasts hardwood flooring throughout living & bedrooms, newer paint, refinished cabinets, a large yard & more! Property is currently a rental & occupied. Property is being sold AS IS.

23. 2020-12-29
    soldstatus $47,500 Closed 202-char remark

    Show marketing remark (202 chars)

    Well-maintained 3 bed, 1 bath home. Hardwood floor throughout. W/ D hook in garage. Exterior has just been repaired and sports a fresh coat of paint. Tenant in home and 24 hours notice required to show.

24. 2020-11-21
    status Pending 202-char remark

    Show marketing remark (202 chars)

    Well-maintained 3 bed, 1 bath home. Hardwood floor throughout. W/ D hook in garage. Exterior has just been repaired and sports a fresh coat of paint. Tenant in home and 24 hours notice required to show.

25. 2020-11-19
    listed $49,500 Active 202-char remark

    Show marketing remark (202 chars)

    Well-maintained 3 bed, 1 bath home. Hardwood floor throughout. W/ D hook in garage. Exterior has just been repaired and sports a fresh coat of paint. Tenant in home and 24 hours notice required to show.

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,057 · $88/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 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: $13,901
• − Mortgage interest: −$5,036
• − Property taxes: −$1,057
• − Insurance: −$450
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,615
• Taxable income: $2,519
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,213/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): 9,920
• Household income: $42,172
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 417.0

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 0.71)
• Race & ethnicity: Black 45% White 26% Hispanic / Latino 14% Two or more races 11% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 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: ▼ -7.45%
• Current HPI: 253.7105
• Rent YoY: —
• 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

+85.9% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $92,000 MLS Technology, Inc.
• 2026-01-17 Listed $95,000 MLS Technology, Inc.
• 2023-03-14 Sold (Public Records) $70,000 Public Records
• 2023-03-10 Sold (MLS) $70,000 MLS Technology, Inc.
• 2023-02-08 Pending — MLS Technology, Inc.
• 2023-02-04 Relisted — MLS Technology, Inc.
• 2023-01-17 Pending — MLS Technology, Inc.
• 2023-01-11 Listed $70,000 MLS Technology, Inc.
• 2020-12-29 Sold (MLS) $47,500 MLS Technology, Inc.
• 2020-11-21 Pending — MLS Technology, Inc.
• 2020-11-19 Listed $49,500 MLS Technology, Inc.

Property tax history

+6.6%/yr

Latest (2025): $1,057 · +8.6% YoY. Source: county tax records.