9915 N 44th EastAvenue · Tulsa, OK 74073

$199,900

3 bd · 2.0 ba · 1,223 sqft · SingleFamily public records · 2 Days on market

Built 2018 0.37 ac lot Est $199k · at est. $36/mo HOA · 2% of rent

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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 +13.2/30.0
• Appreciation +9.0/10.0
• ARV discount +7.4/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This 3 bedroom/ 2bathroom with garage is move in ready! Built in 2018, this home has been well maintained and is ready for new owners. Cosmetically appealing as well as functional with open floor plan, tile flooring, granite counters in kitchen and newer carpet in bedrooms. Located right off of HWY 75 makes this location an easy commute. Whether you are looking to purchase a personal home, or an investor looking to increase your portfolio with a move in ready property this home is for you. This home does qualify for a rural development loan.

Key facts

• Open floor plan
• Easy commute
• Newer carpet

Tags

• OPEN FLOOR PLAN
• TILE FLOORING
• GRANITE COUNTERS
• NEWER CARPET
• EASY COMMUTE

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee; Monthly association fee (amount withheld); Community park

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Sewer: lagoon
• Home design: One-story home; Faces west; Handicap accessible entry; Slab foundation
• Construction: Brick, HardiPlank-type siding, and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Patio; Porch; Rain gutters; Chain link fencing

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Granite countertops; Eat-in kitchen with breakfast nook
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Additional bedrooms without attached baths (First level)
• Flooring: Carpet; Tile
• Bathrooms: Master full bathroom (First level); Hall full bathroom (First level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Granite counters; Gas range and gas oven connections
• Laundry & utility: Interior utility room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-5 ($-59/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (17.6% below list).
• Recommended offer: $165k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% 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-.
• Sperry (rural): math 21% / reading 26% proficiency, ranked #114 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (7.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,701 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $199,349
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9833 N 43rd EastAvenue	0.10mi	3/2.0	1,219 (-0%)	6mo	$199,000	$163	90
10003 N 43rd EastAvenue	0.09mi	3/2.0	1,204 (-2%)	4mo	$203,500	$169	90
10002 N 43rd EastAvenue	0.12mi	3/2.0	1,205 (-2%)	13mo	$185,000	$154	81
9918 N 44th East Ave	0.05mi	3/2.0	1,134 (-7%)	7mo	$191,000	$168	80
4320 E 101st St N	0.13mi	3/2.0	1,246 (+2%)	14mo	$206,000	$165	79
10025 N 44th Ave E	0.12mi	3/2.0	1,195 (-2%)	19mo	$200,000	$167	75
4212 E 101st St	0.17mi	3/2.0	1,121 (-8%)	22mo	$170,000	$152	60
4122 E 101st St N	0.21mi	3/2.0	1,406 (+15%)	7mo	$205,000	$146	60
9718 N 44th EastAvenue	0.19mi	3/2.0	1,100 (-10%)	18mo	$175,000	$159	59
4305 E 101st St N	0.17mi	3/1.5	1,392 (+14%)	16mo	$173,870	$125	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.45×
• Total profit: $81,038
• Equity at exit: $150,834

10-year hold

• IRR: 18.4%
• Equity multiple: 5.20×
• Total profit: $235,277
• Equity at exit: $298,422

Cash invested: $55,972 (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 74073

• Home prices YoY: 3.0%
• Active inventory: 62
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$83
• HOA: −$36
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-5

Break-even live

Break-even rent $1,653

Max offer price $199,025

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $52	+0% $-5	+5% $-62	+10% $-118
Rent	-10% $-135	-5% $-70	+0% $-5	+5% $60	+10% $125
Rate	-1.0pp $96	-0.5pp $46	base $-5	+0.5pp $-57	+1.0pp $-109

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $36 · $432/yr

Listing history 3 events

1. 2026-06-07
   statusdays on market $199,900 Pending 2 DOM
2. 2026-06-02
   remarks 547-char remark
3. 2026-06-02
   listed $199,900 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: $1,662 · $138/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$137/yr (+$11/mo · 8.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,764
• − Mortgage interest: −$11,198
• − Property taxes: −$1,662
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$432
• − Depreciation: −$5,815
• Taxable loss: −$3,504
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $782/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: Sperry
• NCES district ID: 4028170
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $52,187
• Composite: 21.01/100
• National rank: #8455
• State rank: #114 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

• City population: 389,418
• Population (ZIP): 5,610

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 (67%)
• Race & ethnicity: White 67% Two or more races 16% Native American 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▲ 7.92%
• Current HPI: 268.133
• Rent YoY: —
• Metro: —
• 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

• 2026-06-02 Listed $199,900 MLS Technology, Inc.

Property tax history

+60.7%/yr

Latest (2025): $1,662 · +5.1% YoY. Source: county tax records.