804 S Trenton Ave · Tulsa, OK 74120

$160,000

2 bd · 2.0 ba · 1,204 sqft · Townhouse public records · 1 Days on market

Built 1930 4,598 sqft lot Est $216k · 26% 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 +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold as is! Great Investment property. 1 bedrm. , 1 bth, per unit. Both units are occupied. Renters have been there for approx. 4yrs. Renting for $275. Owner pays water utility only. Average water bill is $40.00.

Key facts

• Covered front porch
• Near cherry street
• Clawfoot tub

Tags

• MIDTOWN TULSA LOCATION
• ORIGINAL HARDWOOD FLOORS
• COVERED FRONT PORCH
• CLAWFOOT TUB
• WASHER AND DRYER HOOKUPS
• NEAR CHERRY STREET

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• 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
• Construction: Built per public records; Vinyl siding and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio; Patio; Partial fencing; Mature trees

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Master bedroom (first floor)
• Flooring: Wood
• Bathrooms: 2 full bathrooms (one is a hall bath)
• Heating & cooling: Gas heating; Window cooling units
• Interior features: Laminate counters; Ceiling fan(s); Wood window frames; Gas range and gas oven connections
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater; Utility room (first floor)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.7% 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 (+1.2%/yr); 30 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 33y 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 $28k; list at $160k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $160,000

Questions for the listing agent

1. Built in 1930 — 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: 1.00% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $215,516
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 E 10th St	0.18mi	2/2.0	1,192 (-1%)	5mo	$165,000	$138	86
1126 S Quaker Ave	0.34mi	2/1.0	1,350 (+12%)	3mo	$282,000	$209	58
1414 S Quincy Ave Unit C	0.60mi	2/2.0	1,133 (-6%)	20mo	$203,300	$179	46

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 · 1.21% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,346
• Equity at exit: $23,857

10-year hold

• IRR: 2.6%
• Equity multiple: 1.17×
• Total profit: $7,595
• Equity at exit: $13,834

Cash invested: $44,800 (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 74120

• Home prices YoY: -29.1%
• Rents YoY: 1.2%
• Active inventory: 30
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$839
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $322

Break-even live

Break-even rent $1,193

Max offer price $160,000

Occupancy floor 75%

Sensitivity live

Price	-10% $412	-5% $367	+0% $322	+5% $276	+10% $231
Rent	-10% $195	-5% $258	+0% $322	+5% $385	+10% $448
Rate	-1.0pp $402	-0.5pp $362	base $322	+0.5pp $280	+1.0pp $238

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 S Quincy Ave Unit 1127-1 Tulsa, OK	2.0	1.0	740	$950	$1.28	3d	1	0.27mi
1201 S Rockford Ave Unit 11 Tulsa, OK	2.0	1.5	920	$885	$0.96	24d	1	0.32mi
1201 S Rockford Ave Unit 7 Tulsa, OK	2.0	1.5	920	$875	$0.95	3d	1	0.32mi
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,092	$2.03	2d	10	0.34mi
1220 S Rockford Ave Apt M Tulsa, OK	1.0	1.0	750	$775	$1.03	24d	1	0.36mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	3d	1	0.44mi
2022 E 12th St Apt 3 Tulsa, OK	1.0	1.0	700	$900	$1.29	21d	1	0.50mi
1312 S Quaker Ave Apt 1 Tulsa, OK	1.0	1.0	770	$950	$1.23	24d	1	0.50mi
1610 E 14th St Tulsa, OK	1.0	1.0	1000	$1,000	$1.00	16d	1	0.53mi
1411 S Quaker Ave Tulsa, OK	2.0	1.5–2.5	1200	$2,049	$1.71	15d	2	0.61mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,198	$1.93	2d	10	0.61mi
1428 S Quaker Ave Tulsa, OK	2.0	1.0	850	$1,225	$1.44	3d	1	0.65mi
1435 S Peoria Ave Tulsa, OK	1.0	1.0	1000	$1,495	$1.50	24d	1	0.67mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	24d	1	0.72mi
1214 S Elgin Ave Unit 10 Tulsa, OK	1.0	1.0	1200	$1,000	$0.83	16d	1	0.73mi
1214 S Elgin Ave Unit 5 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	24d	1	0.73mi
1214 S Elgin Ave Unit 9 Tulsa, OK	1.0	1.0	1200	$950	$0.79	24d	1	0.73mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	3d	1	0.75mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	12d	1	0.82mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	2d	3	0.91mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	24d	3	0.91mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	24d	1	0.94mi
1736 S Xanthus Ave Tulsa, OK	2.0	1.0	1328	$1,450	$1.09	3d	1	0.98mi
505 E 2nd St S Tulsa, OK	1.0	1.0	786	$1,600	$2.04	20d	1	1.01mi
505 E 2nd St S Tulsa, OK	1.0	1.0	739	$1,600	$2.17	16d	1	1.01mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	3d	1	1.01mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	2d	28	1.05mi
522 S Boston Ave Tulsa, OK	1.0	1.0	755	$1,274	$1.69	3d	6	1.06mi
6 E 5th St Unit 105 Tulsa, OK	2.0	2.0	1361	$2,450	$1.80	21d	1	1.10mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	21d	1	1.10mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	16d	4	1.10mi
6 E 5th St Unit 501 Tulsa, OK	1.0	1.0	958	$1,725	$1.80	21d	1	1.10mi
6 E 5th St Unit 1001 Tulsa, OK	1.0	1.0	845	$2,500	$2.96	21d	1	1.10mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	20d	5	1.10mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	2d	4	1.10mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	1.15mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	2d	13	1.15mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,044	$2.29	2d	5	1.15mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	2d	30	1.16mi
2508 E 17th St Tulsa, OK	2.0	1.0	1180	$1,600	$1.36	15d	1	1.17mi

Listing history 3 events

1. 2026-06-07
   status $160,000 Pending 1 DOM
2. 2026-06-05
   remarks 699-char remark
3. 2026-06-05
   listed $160,000 Active 1 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: $442 · $37/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$998/yr (+$83/mo · 225.8%)

ⓘ 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 2/10 Low 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: $19,204
• − Mortgage interest: −$8,962
• − Property taxes: −$442
• − Insurance: −$800
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,655
• Taxable income: $1,272
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $3,555/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): 5,195
• Household income: $68,255
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 395.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 11% Native American 4% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 2%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% Korean 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: ▼ -116.41%
• Current HPI: 283.1716
• Rent YoY: ▲ 1.21%
• 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

+966.7% since first listed

10 events — show timeline

• 2026-06-04 Listed $160,000 MLS Technology, Inc.
• 2004-04-06 Sold (Public Records) $28,000 Public Records
• 2004-04-02 Sold (MLS) $28,000 MLS Technology, Inc.
• 2004-03-29 Sold (Public Records) $30,000 Public Records
• 2004-02-26 Listing Removed — MLS Technology, Inc.
• 2003-11-12 Listed $30,000 MLS Technology, Inc.
• 1996-02-04 Listing Removed — MLS Technology, Inc.
• 1995-08-04 Listed $20,000 MLS Technology, Inc.
• 1994-01-20 Sold (Public Records) $13,500 Public Records
• 1993-08-11 Listed $15,000 MLS Technology, Inc.

Property tax history

+0.0%/yr

Latest (2025): $442 · +3.5% YoY. Source: county tax records.