314 N Santa Fe Ave · Tulsa, OK 74127

$115,000

2 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 12 Days on market

Built 1928 10,500 sqft lot Est $200k · 43% under

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

Great investment opportunity in Owens Park! Could be a great rental or flip, or maybe a fantastic starter home for someone willing to put in a little elbow grease. Has a double sized lot! Property to be sold as-is. Owner is the listing agent, 183987. Buyer to verify schools. Come visit and lock this one up today!

Key facts

• Double sized lot
• 0.24 acre lot
• Garage

Tags

• DOUBLE SIZED LOT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered, enclosed porch; Chain link fencing; Storm shelter

Interior

• Kitchen: Butcher block counters; Electric oven connection; Gas oven connection
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Butcher block counters; Electric oven connection; Gas oven connection; Wood window frames
• Laundry & utility: Electric dryer hookup; Washer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 13.6% 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; 28 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 $1,863/mo this rent would consume 48% 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 $795 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 + 2.5% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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 $92k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $115,000

Questions for the listing agent

1. Built in 1928 — 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: 1.62% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.96%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $200,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N Tacoma Ave	0.08mi	3/1.0 (+1)	1,479 (+8%)	4mo	$117,000	$79	75
1308 W Easton St	0.13mi	3/1.0 (+1)	1,295 (-6%)	16mo	$110,000	$85	67
1715 W Cameron St	0.12mi	2/2.0	1,496 (+9%)	13mo	$315,000	$211	64
1812 W Reconciliation Way	0.21mi	3/3.0 (+1)	1,264 (-8%)	1mo	$245,000	$194	63
1407 W Admiral Blvd	0.31mi	2/2.0	1,260 (-8%)	7mo	$84,000	$67	62
1740 W Fairview St	0.28mi	2/1.5	1,544 (+13%)	3mo	$167,000	$108	61
1803 W Haskell St	0.46mi	3/1.5 (+1)	1,336 (-2%)	13mo	$199,900	$150	56
782 N Zenith Ave	0.67mi	3/2.0 (+1)	1,346 (-2%)	1mo	$127,000	$94	56
1720 W Easton Pl	0.21mi	3/1.0 (+1)	1,218 (-11%)	15mo	$275,000	$226	54
613 N Yukon Ave	0.47mi	3/2.0 (+1)	1,456 (+6%)	7mo	$213,000	$146	53
1018 W 2nd St	0.59mi	2/1.0	1,439 (+5%)	14mo	$170,000	$118	53
750 N Xenophon Ave	0.59mi	3/1.0 (+1)	1,176 (-14%)	11mo	$175,000	$149	35

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $24,724
• Equity at exit: $17,147

10-year hold

• IRR: 27.0%
• Equity multiple: 3.32×
• Total profit: $74,565
• Equity at exit: $9,943

Cash invested: $32,200 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$603
• Tax from tax record: −$124 /mo · $1,494/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $697

Break-even live

Break-even rent $982

Max offer price $115,000

Occupancy floor 58%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	0.28mi
2521 W Cameron St Tulsa, OK	3.0	1.5	1161	$1,295	$1.12	19d	1	0.62mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$2,686	$2.20	1d	62	0.77mi
767 W 13th St Tulsa, OK	1.0	1.0	1643	$1,195	$0.73	11d	1	1.06mi
403 S Cheyenne Ave Tulsa, OK	2.0	1.0–2.0	750	$1,799	$2.40	1d	8	1.07mi
1303 S Lawton Ave Tulsa, OK	2.0	2.0	1250	$1,575	$1.26	3d	1	1.07mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$2,906	$2.69	16d	3	1.10mi
1321 S Lawton Ave Tulsa, OK	2.0	2.0	1744	$1,623	$0.93	21d	1	1.10mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	1d	6	1.13mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,044	$2.29	1d	5	1.16mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	2d	13	1.18mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	21d	1	1.23mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	16d	4	1.23mi
6 E 5th St Unit 501 Tulsa, OK	1.0	1.0	958	$1,725	$1.80	21d	1	1.23mi
6 E 5th St Unit 105 Tulsa, OK	2.0	2.0	1361	$2,450	$1.80	21d	1	1.23mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.23mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	2d	4	1.23mi
1000 S Denver Ave Tulsa, OK	1.0–2.0	1.0–2.0	940	$1,546	$1.64	2d	19	1.25mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	1d	30	1.26mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	1d	28	1.30mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,409	$1.89	23d	28	1.33mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,375	$1.84	16d	1	1.33mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	23d	1	1.34mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	2d	1	1.37mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	23d	3	1.40mi
1401 S Elwood Ave Tulsa, OK	3.0	1.0	1373	$1,850	$1.35	23d	1	1.43mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	2d	3	1.46mi
7125 N 220th RD Tulsa, OK	2.0	1.0–2.0	750	$2,800	$3.73	10d	37	1.46mi

Listing history 13 events

1. 2026-06-03
   status $115,000 Pending 12 DOM
2. 2026-06-02
   days on market $115,000 Active 12 DOM
3. 2026-06-01
   days on market $115,000 Active 11 DOM
4. 2026-05-31
   days on market $115,000 Active 10 DOM
5. 2026-05-21
   listed $115,000 Active
6. 2007-02-01
   historical
7. 2006-05-09
   soldstatus $92,500
8. 2005-09-01
   listed $88,000
9. 2000-02-05
   historical
10. 2000-01-21
    soldstatus $52,500
11. 1999-08-05
    listed $49,500
12. 1997-05-12
    listed $46,000
13. 1987-11-05
    soldstatus $35,000

ⓘ 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: $1,494 · $124/mo
• Projected year-2 tax: $1,494 · $124/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 4/10 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: $22,361
• − Mortgage interest: −$6,442
• − Property taxes: −$1,494
• − Insurance: −$575
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$3,345
• Taxable income: $6,927
• Est. tax owed @ 24.0%: −$1,663
• After-tax cash flow: $6,697/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

+228.6% since first listed

9 events — show timeline

• 2026-05-21 Listed $115,000 MLS Technology, Inc.
• 2007-02-01 Listing Removed — MLS Technology, Inc.
• 2006-05-09 Sold (Public Records) $92,500 Public Records
• 2005-09-01 Listed $88,000 MLS Technology, Inc.
• 2000-02-05 Listing Removed — MLS Technology, Inc.
• 2000-01-21 Sold (Public Records) $52,500 Public Records
• 1999-08-05 Listed $49,500 MLS Technology, Inc.
• 1997-05-12 Listed $46,000 MLS Technology, Inc.
• 1987-11-05 Sold (Public Records) $35,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,494 · +6.9% YoY. Source: county tax records.