1449 N Olympia Ave · Tulsa, OK 74127

$121,688

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 25 Days on market

Built 1948 1.00 ac lot Est $139k · 12% 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 +25.7/30.0
• ARV discount +13.1/15.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• 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

This renovated home is ready for immediate rental income and currently occupied on a month to month lease. Property is being sold AS-IS and is included in a 7 property package offered together: MLS#2611967, MLS#2612384, MLS#2612918, MLS#2612900, MLS#2611971, MLS#2611974. MLS#2611943 Seller will not complete any repairs or treatments. Proof of funds required with all offers. Please do not disturb tenants. Showings available only for serious buyers ready to move quickly.

Key facts

• 1 acre lot
• Built 1948
• Listed 25 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Concrete construction; Asphalt and fiberglass roof
• Exterior features: Covered porch; Porch; Chain link fencing; Corner lot; Mature trees

Interior

• Kitchen: Eat-in kitchen; Oven; Range; Refrigerator
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; Hall bath and full bath (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Granite counters; Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $120k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+2.5%/yr); 113 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $841 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $16k; list at $122k implies a 685% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $119,862 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $138,860
• 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	0.21mi	3/1.0 (+1)	1,008 (-5%)	4mo	$132,000	$131	73
1620 N Union Ave	0.43mi	3/1.0 (+1)	1,061 (+0%)	3mo	$140,000	$132	72
1315 N Cheyenne Ave	0.38mi	3/1.0 (+1)	1,092 (+3%)	2mo	$139,000	$127	71
112 E Newton St	0.53mi	2/2.0	1,064 (+0%)	2mo	$143,500	$135	69
1229 N Olympia Ave	0.27mi	2/1.0	1,043 (-2%)	21mo	$170,000	$163	68
1124 W Marshall St	0.36mi	3/1.0 (+1)	1,062 (+0%)	14mo	$71,000	$67	66
238 E Seminole Pl	0.75mi	2/1.0	1,033 (-2%)	3mo	$85,000	$82	58
1114 W Marshall St	0.36mi	2/1.0	927 (-12%)	5mo	$157,500	$170	58
1927 N Cheyenne Ave	0.61mi	2/1.0	1,140 (+8%)	11mo	$114,000	$100	50
1428 N Boston Pl	0.51mi	3/1.0 (+1)	952 (-10%)	8mo	$50,000	$53	48
907 N Denver Ave	0.68mi	3/1.5 (+1)	1,112 (+5%)	18mo	$170,000	$153	38
1635 N Boston Ave	0.54mi	3/1.0 (+1)	1,210 (+14%)	12mo	$128,000	$106	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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,000
• Equity at exit: $18,144

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $18,965
• Equity at exit: $10,521

Cash invested: $34,073 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$638
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $290

Break-even live

Break-even rent $958

Max offer price $121,688

Occupancy floor 73%

Sensitivity live

Price	-10% $359	-5% $325	+0% $290	+5% $256	+10% $221
Rent	-10% $185	-5% $238	+0% $290	+5% $342	+10% $395
Rate	-1.0pp $351	-0.5pp $321	base $290	+0.5pp $259	+1.0pp $227

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: $30,422
• Closing costs: $3,651
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 N Boston Ave Tulsa, OK	1.0	1.0	728	$790	$1.09	24d	1	0.54mi
1123 N Main St Unit 12 Tulsa, OK	1.0	1.0	784	$1,160	$1.48	24d	1	0.60mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	24d	1	0.67mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	24d	1	1.10mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	17d	1	1.10mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$2,686	$2.20	2d	62	1.17mi
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	17d	1	1.21mi
613 E Xyler St Tulsa, OK	1.0	1.0	1392	$875	$0.63	17d	1	1.26mi
2333 W Easton Pl Tulsa, OK	2.0	1.0	846	$700	$0.83	24d	1	1.42mi
209 N Xenophon Ave Unit B Tulsa, OK	3.0	2.0	1150	$1,500	$1.30	24d	1	1.43mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	24d	1	1.45mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	3d	1	1.48mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	2d	30	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $121,688 Active 25 DOM
2. 2026-06-17
   days on market $121,688 Active 24 DOM
3. 2026-06-16
   days on market $121,688 Active 23 DOM
4. 2026-06-15
   days on market $121,688 Active 22 DOM
5. 2026-06-13
   days on market $121,688 Active 20 DOM
6. 2026-06-10
   days on market $121,688 Active 17 DOM
7. 2026-06-09
   days on market $121,688 Active 16 DOM
8. 2026-06-08
   days on market $121,688 Active 15 DOM
9. 2026-06-07
   days on market $121,688 Active 14 DOM
10. 2026-06-05
    days on market $121,688 Active 11 DOM
11. 2026-06-03
    remarks 474-char remark
12. 2026-06-03
    listed $121,688 Active 10 DOM

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$283/yr (+$24/mo · 34.9%)

ⓘ 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: $15,899
• − Mortgage interest: −$6,816
• − Property taxes: −$812
• − Insurance: −$608
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,540
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,103/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

+685.1% since first listed

8 events — show timeline

• 2026-06-03 Relisted — MLS Technology, Inc.
• 2026-04-15 Listing Removed — MLS Technology, Inc.
• 2026-04-05 Listed $121,688 MLS Technology, Inc.
• 2012-02-29 Listing Removed — MLS Technology, Inc.
• 2011-09-15 Listed $35,000 MLS Technology, Inc.
• 2011-09-12 Listing Removed — MLS Technology, Inc.
• 2011-08-27 Listed $35,000 MLS Technology, Inc.
• 1995-04-17 Sold (Public Records) $15,500 Public Records

Property tax history

+9.0%/yr

Latest (2025): $812 · +9.1% YoY. Source: county tax records.