None · Tulsa, OK 74106

$275,127

5 bd · 2.0 ba · 2,194 sqft · SingleFamily public records · 72 Days on market

Built 1956 0.26 ac lot Est $318k · 14% under

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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 +13.6/30.0
• ARV discount +13.6/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +2.8/10.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Investor friendly opportunity. This renovated home will need some TLC. Has foundational issues towards the middle of the house. Property is being sold AS-IS and is included in a 7 property package offered together: MLS#2611967, MLS#2611970, MLS#2612918, MLS#2612900, 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

• 0.26 acre lot
• Built 1956
• Listed 72 days

Property features AI

Exterior

• Security: Owned security system; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Entry level: first floor
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Crawlspace and slab foundation; Built (year per public records)
• Exterior features: Covered porch; Porch; Shed(s); Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Master bedroom with private bath (first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum frame windows; Laminate counters; Ceiling fan(s)
• Laundry & utility: Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $14 ($167/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 $214k (22.1% below list).
• Recommended offer: $214k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 4 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).
• At $2,142/mo this rent would consume 63% of the median local household income ($41k/yr) (locally 1055% 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 72 days — a 6% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $46k; list at $275k implies a 498% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $214,211 (22.1% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $318,130
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1622 N Cheyenne Ave	0.60mi	4/2.0 (-1)	2,336 (+6%)	2mo	$260,000	$111	55
1169 N Main St	0.49mi	4/2.5 (-1)	1,873 (-15%)	19mo	$309,890	$165	30
2026 N Kenosha Ct E	0.71mi	4/2.0 (-1)	1,987 (-9%)	22mo	$289,000	$145	28

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-42,631
• Equity at exit: $41,022

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-31,551
• Equity at exit: $23,788

Cash invested: $77,036 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,443
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $14

Break-even live

Break-even rent $2,124

Max offer price $275,127

Occupancy floor 94%

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: $68,782
• Closing costs: $8,254
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	23d	1	0.45mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	23d	1	0.51mi
313 E Woodrow Pl Tulsa, OK	4.0	2.0	1747	$1,640	$0.94	21d	1	0.78mi
230 E Zion St Tulsa, OK	4.0	2.0	1857	$1,650	$0.89	23d	1	1.01mi

Listing history 27 events

1. 2026-06-18
   days on market $275,127 Active 72 DOM
2. 2026-06-17
   days on market $275,127 Active 71 DOM
3. 2026-06-16
   days on market $275,127 Active 70 DOM
4. 2026-06-15
   days on market $275,127 Active 69 DOM
5. 2026-06-13
   days on market $275,127 Active 67 DOM
6. 2026-06-10
   days on market $275,127 Active 64 DOM
7. 2026-06-09
   days on market $275,127 Active 63 DOM
8. 2026-06-08
   days on market $275,127 Active 62 DOM
9. 2026-06-07
   days on market $275,127 Active 61 DOM
10. 2026-06-05
    days on market $275,127 Active 58 DOM
11. 2026-06-03
    days on market $275,127 Active 57 DOM
12. 2026-06-02
    days on market $275,127 Active 56 DOM
13. 2026-06-01
    days on market $275,127 Active 55 DOM
14. 2026-05-31
    days on market $275,127 Active 54 DOM
15. 2026-04-07
    listed $275,127 Active
16. 2019-08-20
    historical
17. 2013-02-12
    listed $85,000
18. 2009-10-30
    historical
19. 2009-04-30
    historical
20. 2009-04-29
    listed $92,000
21. 2008-11-12
    listed $99,500
22. 2008-03-27
    soldstatus $46,000
23. 2008-02-04
    historical
24. 2008-01-28
    listed $49,900
25. 2007-10-31
    historical
26. 2007-08-06
    listed $69,900
27. 2006-02-06
    soldstatus $102,500

ⓘ 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: $1,451 · $121/mo
• Projected year-2 tax: $2,476 · $206/mo
• Expected delta: +$1,025/yr (+$85/mo · 70.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $25,705
• − Mortgage interest: −$15,411
• − Property taxes: −$1,451
• − Insurance: −$1,376
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$8,004
• Taxable loss: −$4,649
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $1,283/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

+168.4% since first listed

13 events — show timeline

• 2026-04-07 Listed $275,127 MLS Technology, Inc.
• 2019-08-20 Listing Removed — MLS Technology, Inc.
• 2013-02-12 Listed $85,000 MLS Technology, Inc.
• 2009-10-30 Listing Removed — MLS Technology, Inc.
• 2009-04-30 Listing Removed — MLS Technology, Inc.
• 2009-04-29 Listed $92,000 MLS Technology, Inc.
• 2008-11-12 Listed $99,500 MLS Technology, Inc.
• 2008-03-27 Sold (MLS) $46,000 MLS Technology, Inc.
• 2008-02-04 Listing Removed — MLS Technology, Inc.
• 2008-01-28 Listed $49,900 MLS Technology, Inc.
• 2007-10-31 Listing Removed — MLS Technology, Inc.
• 2007-08-06 Listed $69,900 MLS Technology, Inc.
• 2006-02-06 Sold (Public Records) $102,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,451 · +8.7% YoY. Source: county tax records.