481 W 149th St · Glenpool, OK 74033

$210,000

4 bd · 1.5 ba · 1,125 sqft · SingleFamily public records · 1 Days on market

Built 1982 7,150 sqft lot Est $194k · 9% over

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Why this score? — see what drove the D 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 +18.6/30.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• ARV discount +3.7/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Sold at time of listing. Great home, nicely updated. wonderful and spacious kitchen with out door living to swoon over.

Key facts

• 7,150 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• HOA & community: Gutter(s) listed as a community feature

Exterior

• Parking: 2-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Brick and concrete construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Porch; Patio; Rain gutters; Shed(s); Chain link, full privacy fencing

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Oven/Range/Stove; Plumbed for ice maker; Gas water heater
• Bedrooms: Multiple first-floor bedrooms including a master bedroom with private bath; Additional bedrooms on the first floor
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (hall bath with bathtub and vent); One half bathroom (master half bath); Master suite includes a private bath
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Vinyl windows
• Laundry & utility: Utility room (inside); Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (9.7% below list).
• Recommended offer: $190k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.9% in Glenpool — 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 70/100 on livability (#39 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Glenpool (suburban): math 25% / reading 27% proficiency, ranked #78 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $6k 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.
• Current owner paid $81k; list at $210k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $189,693 (9.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $193,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 W 148th Pl S	0.03mi	3/1.5 (-1)	1,084 (-4%)	7mo	$192,500	$178	82
506 W 149th St S	0.03mi	3/1.5 (-1)	1,079 (-4%)	9mo	$180,000	$167	79
463 W 147th St	0.21mi	3/1.5 (-1)	1,159 (+3%)	2mo	$180,000	$155	79
598 W 147th Pl S	0.15mi	3/1.5 (-1)	1,177 (+5%)	6mo	$175,000	$149	75
596 W 149th Pl	0.10mi	3/1.5 (-1)	1,179 (+5%)	10mo	$202,500	$172	74
15044 S Xenophon Ave	0.16mi	3/1.5 (-1)	1,099 (-2%)	12mo	$179,900	$164	74
467 W 147th Pl S	0.16mi	3/2.0 (-1)	1,191 (+6%)	4mo	$191,500	$161	72
280 E 147th St	0.57mi	3/2.0 (-1)	1,096 (-3%)	4mo	$150,000	$137	59
109 E 149th St	0.47mi	3/1.0 (-1)	1,029 (-8%)	2mo	$180,000	$175	55
14772 S Fern Pl	0.64mi	3/2.0 (-1)	1,152 (+2%)	5mo	$210,000	$182	55
14768 S Fern Pl E	0.65mi	3/2.0 (-1)	1,152 (+2%)	11mo	$229,000	$199	49
14785 S Fern Pl	0.67mi	3/2.0 (-1)	1,229 (+9%)	5mo	$215,000	$175	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-21,063
• Equity at exit: $31,312

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,835
• Equity at exit: $18,157

Cash invested: $58,800 (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 74033

• Home prices YoY: -18.8%
• Active inventory: 162
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $205

Break-even live

Break-even rent $1,638

Max offer price $210,000

Occupancy floor 84%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13743 S Fern St Glenpool, OK	3.0	1.5	1139	$1,450	$1.27	10d	1	1.35mi

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $210,000 Active
3. 2014-06-27
   soldstatus $81,000

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$628/yr (+$52/mo · 49.8%)

ⓘ 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 7/10 Severe
• 🌡 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: $22,763
• − Mortgage interest: −$11,763
• − Property taxes: −$1,262
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$6,109
• Taxable loss: −$1,063
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $2,711/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: Glenpool
• NCES district ID: 4012720
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $60,823
• Composite: 23.92/100
• National rank: #7789
• State rank: #78 of 270 in OK

Livability — Glenpool

• Score: 70/100
• State rank: #39
• US rank: #7699

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenpool, OK
• County: Tulsa County · 640,811 people
• City population: 13,745
• Metro: Tulsa, OK
• Population (ZIP): 13,745
• Household income: $80,542
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 288.0

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 0.61)
• Race & ethnicity: White 61% Two or more races 17% Hispanic / Latino 11% Native American 7% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Philippines, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -51.90%
• Current HPI: 223.9379
• Rent YoY: —
• 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

+159.3% since first listed

3 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-05-04 Listed $210,000 MLS Technology, Inc.
• 2014-06-27 Sold (Public Records) $81,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,262 · +3.2% YoY. Source: county tax records.