3912 E Archer St · Tulsa, OK 74115

$129,999

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records

Built 1940 Est $210k · 38% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well built home in Federal Heights. This 2 bedroom home has the possibility of being a 3 bedroom. Large living area with fireplace and lots of windows. Fully fenced in property with a great back yard. BRING ALL OFFERS!

Key facts

• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.9% 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 fast (+4.6%/yr); 86 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 38% of the median local income ($45k/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 $899 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $81k; list at $130k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $129,999

Questions for the listing agent

1. Built in 1940 — 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: 1.08% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $210,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 S Jamestown Ave	0.42mi	2/1.0 (-1)	1,315 (+0%)	3mo	$190,000	$144	73
209 S Quebec Ave	0.41mi	4/2.0 (+1)	1,344 (+2%)	1mo	$203,000	$151	68
4111 E 1st St	0.29mi	3/1.0	1,124 (-14%)	2mo	$95,000	$85	61
103 S Knoxville Ave	0.31mi	2/2.0 (-1)	1,194 (-9%)	2mo	$135,000	$113	60
204 S Richmond Ave	0.41mi	3/1.0	1,165 (-11%)	3mo	$186,000	$160	59
3310 E Admiral Ct	0.38mi	3/1.0	1,122 (-15%)	1mo	$159,000	$142	57
507 S Quebec Ave	0.68mi	3/2.0	1,378 (+5%)	1mo	$225,000	$163	56
205 S Sandusky Ave	0.48mi	3/1.5	1,160 (-12%)	1mo	$239,000	$206	55
3314 E 3rd St	0.54mi	2/1.0 (-1)	1,144 (-13%)	2mo	$225,000	$197	46
448 S Quebec Ave	0.64mi	3/2.0	1,472 (+12%)	2mo	$285,000	$194	45
3119 E 3rd St	0.73mi	3/1.0	1,126 (-14%)	2mo	$175,000	$155	40
4724 E 3rd St	0.69mi	2/1.0 (-1)	1,134 (-14%)	3mo	$186,000	$164	37

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-622
• Equity at exit: $19,383

10-year hold

• IRR: 10.7%
• Equity multiple: 1.89×
• Total profit: $32,355
• Equity at exit: $11,240

Cash invested: $36,400 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$682
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $286

Break-even live

Break-even rent $1,042

Max offer price $129,999

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	16d	1	0.25mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	24d	1	0.39mi
3531 E 4th St Tulsa, OK	3.0	2.0	1652	$1,745	$1.06	24d	1	0.45mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	0.45mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	24d	1	0.54mi
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	24d	1	0.66mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	0.70mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	24d	1	0.72mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	0.78mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	16d	1	0.85mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	24d	1	0.87mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	24d	1	0.93mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	3d	1	1.07mi
5347 E 5th St Tulsa, OK	3.0	1.0	1181	$1,600	$1.35	24d	1	1.10mi
1150 S Marion Ave Tulsa, OK	3.0	2.5	1800	$2,300	$1.28	24d	1	1.11mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	1.21mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	1.23mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	24d	1	1.25mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	24d	1	1.27mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	24d	1	1.29mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	2d	1	1.29mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	12d	1	1.47mi
1338 S Florence Ave Unit 1 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	3d	1	1.49mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	3d	1	1.49mi

Listing history 6 events

1. 2026-05-26
   listed $129,999
2. 2025-05-14
   soldstatus $81,000
3. 2008-05-28
   soldstatus $57,500
4. 2008-05-15
   soldstatus $57,500 218-char remark

   Show marketing remark (218 chars)

   Well built home in Federal Heights. This 2 bedroom home has the possibility of being a 3 bedroom. Large living area with fireplace and lots of windows. Fully fenced in property with a great back yard. BRING ALL OFFERS!

5. 2008-04-24
   historical 218-char remark

   Show marketing remark (218 chars)

   Well built home in Federal Heights. This 2 bedroom home has the possibility of being a 3 bedroom. Large living area with fireplace and lots of windows. Fully fenced in property with a great back yard. BRING ALL OFFERS!

6. 2008-01-21
   listed $68,500 218-char remark

   Show marketing remark (218 chars)

   Well built home in Federal Heights. This 2 bedroom home has the possibility of being a 3 bedroom. Large living area with fireplace and lots of windows. Fully fenced in property with a great back yard. BRING ALL OFFERS!

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,170 · $97/mo
• Expected delta: +$125/yr (+$10/mo · 12.0%)

ⓘ 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 · 18 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: $16,845
• − Mortgage interest: −$7,282
• − Property taxes: −$1,045
• − Insurance: −$650
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,782
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $3,098/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): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• 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

+89.8% since first listed

6 events — show timeline

• 2026-05-26 Listed $129,999 FSBO.com
• 2025-05-14 Sold (Public Records) $81,000 Public Records
• 2008-05-28 Sold (Public Records) $57,500 Public Records
• 2008-05-15 Sold (MLS) $57,500 MLS Technology, Inc.
• 2008-04-24 Listing Removed — MLS Technology, Inc.
• 2008-01-21 Listed $68,500 MLS Technology, Inc.

Property tax history

+2.0%/yr

Latest (2025): $1,045 · +8.6% YoY. Source: county tax records.