1406 W Admiral Blvd · Tulsa, OK 74127

$151,000

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 164 Days on market

Built 1910 5,170 sqft lot Est $151k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.4/15.0
• 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

Charming and affordable home with strong potential in a convenient West Tulsa location. This property offers a functional layout with spacious rooms, natural light, and solid character throughout. Located just minutes from downtown, highways, shopping, and restaurants, it provides easy access to everything Tulsa has to offer. Major updates include a 3-year-old roof and a tankless water heater, adding long-term value and peace of mind. The home sits on a manageable lot, making it a great option for a homeowner looking to build equity or an investor seeking a value-add opportunity. Whether you’re a first-time buyer, someone looking for an affordable alternative to renting, or an investo

Key facts

• Manageable lot
• West tulsa location
• Natural light

Tags

• WEST TULSA LOCATION
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• 3 YEAR OLD ROOF
• TANKLESS WATER HEATER
• MANAGEABLE LOT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation; Property type with wood siding and wood frame construction
• Construction: Built according to public records; Asphalt/fiberglass roof; Wood siding; Wood frame
• Exterior features: Deck; Patio; Full privacy fence

Interior

• Kitchen: Eat-in kitchen; Built-in oven; Oven; Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom with private bath (first level); Additional bedrooms (first level)
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms; Master bath with shower-only configuration; Hall full bath
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Ceiling fan(s); Butcher block counters; Electric oven connection; Gas oven connection; Vinyl windows
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $151k).
• Recommended offer: $133k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $2,041/mo this rent would consume 53% of the median local household income ($46k/yr) (locally 782% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 2.5% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1910 — 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: 1.35% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $150,804
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 W Admiral Blvd	0.03mi	2/2.0 (-1)	1,260 (-1%)	7mo	$84,000	$67	86
1812 W Reconciliation Way	0.36mi	3/3.0	1,264 (-1%)	1mo	$245,000	$194	77
148 N Union Ave	0.27mi	4/2.0 (+1)	1,334 (+4%)	3mo	$73,000	$55	73
1308 W Easton St	0.34mi	3/1.0	1,295 (+1%)	16mo	$110,000	$85	65
1815 W Reconciliation Way	0.38mi	3/1.0	1,144 (-10%)	4mo	$70,000	$61	57
719 S Olympia Ave	0.49mi	3/1.5	1,372 (+7%)	11mo	$303,000	$221	54
1720 W Easton Pl	0.53mi	3/1.0	1,218 (-5%)	15mo	$275,000	$226	51
111 N Phoenix Ave	0.19mi	4/1.5 (+1)	1,456 (+14%)	14mo	$110,000	$76	50
1906 W Easton Ct	0.59mi	4/2.0 (+1)	1,333 (+4%)	14mo	$132,500	$99	49
1801 W Easton Ct	0.57mi	2/1.5 (-1)	1,234 (-3%)	16mo	$180,000	$146	47
1018 W 2nd St	0.29mi	2/1.0 (-1)	1,439 (+13%)	14mo	$170,000	$118	45
582 N Xenophon Ave	0.68mi	2/1.0 (-1)	1,130 (-12%)	2mo	$146,000	$129	38

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $11,778
• Equity at exit: $22,515

10-year hold

• IRR: 16.0%
• Equity multiple: 2.27×
• Total profit: $53,873
• Equity at exit: $13,056

Cash invested: $42,280 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$792
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $586

Break-even live

Break-even rent $1,299

Max offer price $151,000

Occupancy floor 66%

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	23d	1	0.45mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	1d	62	0.77mi
1303 S Lawton Ave Tulsa, OK	2.0	2.0	1250	$1,575	$1.26	3d	1	0.77mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	19d	1	0.79mi
1321 S Lawton Ave Tulsa, OK	2.0	2.0	1744	$1,623	$0.93	21d	1	0.81mi
403 S Cheyenne Ave Tulsa, OK	2.0	1.0–2.0	750	$1,799	$2.40	1d	8	0.87mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$2,906	$2.69	15d	3	0.91mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	1d	6	0.96mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,499	$2.80	1d	5	0.99mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	1d	13	0.99mi
1000 S Denver Ave Tulsa, OK	1.0–2.0	1.0–2.0	940	$1,546	$1.64	1d	19	1.00mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,409	$1.89	23d	28	1.04mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,375	$1.84	15d	1	1.04mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	21d	1	1.05mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	15d	4	1.05mi
6 E 5th St Unit 105 Tulsa, OK	2.0	2.0	1361	$2,450	$1.80	21d	1	1.05mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	1d	4	1.13mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.13mi
1401 S Elwood Ave Tulsa, OK	3.0	1.0	1373	$1,850	$1.35	23d	1	1.15mi
7125 N 220th RD Tulsa, OK	2.0	1.0–2.0	750	$2,800	$3.73	10d	37	1.19mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	1d	28	1.20mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.20mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	23d	3	1.26mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	2d	1	1.28mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	23d	1	1.30mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	1d	3	1.35mi
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	23d	1	1.36mi
1515 S Carson Ave Tulsa, OK	2.0	1.5	1100	$2,200	$2.00	23d	1	1.37mi
1717 Riverside Dr Tulsa, OK	2.0	1.0–2.0	910	$2,201	$2.42	1d	22	1.47mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	23d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $151,000 Active 164 DOM
2. 2026-06-17
   days on market $151,000 Active 163 DOM
3. 2026-06-16
   days on market $151,000 Active 162 DOM
4. 2026-06-15
   days on market $151,000 Active 161 DOM
5. 2026-06-13
   days on market $151,000 Active 159 DOM
6. 2026-06-10
   days on market $151,000 Active 156 DOM
7. 2026-06-09
   days on market $151,000 Active 155 DOM
8. 2026-06-08
   days on market $151,000 Active 154 DOM
9. 2026-06-07
   days on market $151,000 Active 153 DOM
10. 2026-06-05
    days on market $151,000 Active 150 DOM
11. 2026-06-03
    days on market $151,000 Active 149 DOM
12. 2026-06-02
    days on market $151,000 Active 148 DOM
13. 2026-06-01
    days on market $151,000 Active 147 DOM
14. 2026-05-31
    days on market $151,000 Active 146 DOM
15. 2026-01-05
    listed $151,000 Active
16. 2025-09-02
    historical
17. 2025-04-07
    status Active
18. 2025-04-01
    status Pending
19. 2025-03-28
    status Active
20. 2025-03-27
    status Pending
21. 2025-03-21
    listed $152,500 Active
22. 2025-03-17
    historical
23. 2025-03-06
    price $152,500
24. 2024-12-18
    price $155,000
25. 2024-11-18
    price $165,000
26. 2024-09-17
    listed $170,000 Active
27. 2022-01-21
    soldstatus $145,000
28. 2022-01-18
    soldstatus $145,000 Closed
29. 2021-11-20
    status Pending
30. 2021-10-13
    status Active
31. 2021-09-21
    status Pending
32. 2021-08-25
    price $139,000
33. 2021-07-17
    price $144,000
34. 2021-06-28
    price $149,000
35. 2021-06-16
    price $159,000
36. 2021-06-12
    price $185,000
37. 2021-06-10
    price $215,000
38. 2021-06-01
    listed $235,000 Active
39. 2017-07-24
    historical
40. 2017-05-25
    listed $25,900 Active
41. 2017-05-16
    status Active
42. 2017-03-26
    historical
43. 2017-01-16
    status Pending
44. 2017-01-13
    price $25,900
45. 2016-10-03
    listed $29,900 Active
46. 2016-09-30
    historical
47. 2016-08-01
    price $29,900
48. 2016-05-20
    listed $35,900 Active
49. 2003-07-25
    soldstatus $8,500
50. 1990-08-01
    soldstatus $11,000

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $2,057 · $171/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 3/10 Moderate
• 🌡 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: $24,496
• − Mortgage interest: −$8,458
• − Property taxes: −$2,057
• − Insurance: −$755
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$4,393
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $5,858/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 (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 0.66)
• 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 · 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: ▼ -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

+1272.7% since first listed

36 events — show timeline

• 2026-01-05 Listed $151,000 MLS Technology, Inc.
• 2025-09-02 Listing Removed — MLS Technology, Inc.
• 2025-04-07 Relisted — MLS Technology, Inc.
• 2025-04-01 Pending — MLS Technology, Inc.
• 2025-03-28 Relisted — MLS Technology, Inc.
• 2025-03-27 Pending — MLS Technology, Inc.
• 2025-03-21 Listed $152,500 MLS Technology, Inc.
• 2025-03-17 Listing Removed — MLS Technology, Inc.
• 2025-03-06 Price Changed $152,500 MLS Technology, Inc.
• 2024-12-18 Price Changed $155,000 MLS Technology, Inc.
• 2024-11-18 Price Changed $165,000 MLS Technology, Inc.
• 2024-09-17 Listed $170,000 MLS Technology, Inc.
• 2022-01-21 Sold (Public Records) $145,000 Public Records
• 2022-01-18 Sold (MLS) $145,000 MLS Technology, Inc.
• 2021-11-20 Pending — MLS Technology, Inc.
• 2021-10-13 Relisted — MLS Technology, Inc.
• 2021-09-21 Pending — MLS Technology, Inc.
• 2021-08-25 Price Changed $139,000 MLS Technology, Inc.
• 2021-07-17 Price Changed $144,000 MLS Technology, Inc.
• 2021-06-28 Price Changed $149,000 MLS Technology, Inc.
• 2021-06-16 Price Changed $159,000 MLS Technology, Inc.
• 2021-06-12 Price Changed $185,000 MLS Technology, Inc.
• 2021-06-10 Price Changed $215,000 MLS Technology, Inc.
• 2021-06-01 Listed $235,000 MLS Technology, Inc.
• 2017-07-24 Listing Removed — MLS Technology, Inc.
• 2017-05-25 Listed $25,900 MLS Technology, Inc.
• 2017-05-16 Relisted — MLS Technology, Inc.
• 2017-03-26 Listing Removed — MLS Technology, Inc.
• 2017-01-16 Pending — MLS Technology, Inc.
• 2017-01-13 Price Changed $25,900 MLS Technology, Inc.
• 2016-10-03 Listed $29,900 MLS Technology, Inc.
• 2016-09-30 Listing Removed — MLS Technology, Inc.
• 2016-08-01 Price Changed $29,900 MLS Technology, Inc.
• 2016-05-20 Listed $35,900 MLS Technology, Inc.
• 2003-07-25 Sold (Public Records) $8,500 Public Records
• 1990-08-01 Sold (Public Records) $11,000 Public Records

Property tax history

+24.5%/yr

Latest (2025): $2,057 · +6.2% YoY. Source: county tax records.