2115 N Rockford Ave · Tulsa, OK 74106

$90,000

2 bd · 1.0 ba · 625 sqft · SingleFamily public records · 69 Days on market

Built 2018 7,728 sqft lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Investor friendly opportunity. This renovated home, 2 beds/21 bath, 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#2611970, MLS#2612384, MLS#2612918, 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

• 7,728 sq ft lot
• Built 2018
• Listed 69 days

Property features AI

Finance

• Other: Lot size approximately 0.177 acres
• Financial info: Tax details not included
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces west; Entry level not specified
• Construction: HardiPlank siding; Wood frame construction; Asphalt/fiberglass roof; Slab foundation; Year built source: owner provided
• Exterior features: Covered porch; Porch; Chain link fencing; No other exterior features specified

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Bedroom count not provided
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Laminate counters; No additional interior features specified
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+3.5%/yr); 137 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 31% of the median local income ($41k/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 + 3.5% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $33,750
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2222 N Xanthus Ave	0.45mi	1/1.0 (-1)	672 (+8%)	3mo	$36,500	$54	59
1924 E 26th Pl N	0.69mi	2/1.0	576 (-8%)	6mo	$50,000	$87	50
1027 E 26th Pl N	0.66mi	2/1.0	680 (+9%)	21mo	$28,700	$42	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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $4,406
• Equity at exit: $13,419

10-year hold

• IRR: 14.4%
• Equity multiple: 2.19×
• Total profit: $29,881
• Equity at exit: $7,782

Cash invested: $25,200 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $289

Break-even live

Break-even rent $699

Max offer price $90,000

Occupancy floor 68%

Sensitivity live

Price	-10% $340	-5% $315	+0% $289	+5% $264	+10% $239
Rent	-10% $205	-5% $247	+0% $289	+5% $332	+10% $374
Rate	-1.0pp $335	-0.5pp $312	base $289	+0.5pp $266	+1.0pp $242

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2132 N Atlanta Ave Tulsa, OK	1.0	1.0	572	$945	$1.65	24d	1	0.86mi
1615 N Main St Tulsa, OK	1.0	1.0	600	$765	$1.27	4d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $90,000 Active 69 DOM
2. 2026-06-17
   days on market $90,000 Active 68 DOM
3. 2026-06-16
   days on market $90,000 Active 67 DOM
4. 2026-06-15
   days on market $90,000 Active 66 DOM
5. 2026-06-13
   days on market $90,000 Active 64 DOM
6. 2026-06-10
   days on market $90,000 Active 61 DOM
7. 2026-06-09
   days on market $90,000 Active 60 DOM
8. 2026-06-08
   days on market $90,000 Active 59 DOM
9. 2026-06-07
   days on market $90,000 Active 58 DOM
10. 2026-06-05
    days on market $90,000 Active 55 DOM
11. 2026-06-03
    days on market $90,000 Active 54 DOM
12. 2026-06-02
    days on market $90,000 Active 53 DOM
13. 2026-06-01
    days on market $90,000 Active 52 DOM
14. 2026-05-31
    days on market $90,000 Active 51 DOM
15. 2026-04-10
    listed $90,000 Active

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$298/yr (+$25/mo · 58.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,784
• − Mortgage interest: −$5,041
• − Property taxes: −$512
• − Insurance: −$450
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,618
• Taxable income: $2,117
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $2,965/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

1 event — show timeline

• 2026-04-10 Listed $90,000 MLS Technology, Inc.

Property tax history

+16.3%/yr

Latest (2025): $512 · +8.7% YoY. Source: county tax records.