1340 N Boston Ave · Tulsa, OK 74106

$207,500

3 bd · 1.5 ba · 1,278 sqft · SingleFamily public records · 139 Days on market

Built 1925 5,895 sqft lot Est $184k · 13% over

---

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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +0.8/10.0

Listing remarks

Welcome to this renovated Tulsa home where historic character meets modern comfort near The Heights community. From the moment you step inside, you will appreciate the refinished original hardwood floors, vintage doors and hardware, and fresh interior and exterior paint that give the home a warm, timeless feel. This 3 bedroom home features updated kitchen, and renovated two full bathrooms (one hall and one en-suite) along with an interior laundry room for added convenience. Major system upgrades include a new roof, new HVAC, new Hot Water Heater, and new windows, offering peace of mind and long-term value. Step outside to the newly added back deck, ideal for hosting friends, relaxing evenin

Key facts

• New hvac
• New hot water heater
• Updated kitchen

Tags

• UPDATED KITCHEN
• RENOVATED TWO FULL BATHROOMS
• INTERIOR LAUNDRY ROOM
• NEW ROOF
• NEW HVAC
• NEW HOT WATER HEATER

Property features AI

Exterior

• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built per public records; Wood frame construction; Asphalt/fiberglass roof; Has home warranty
• Exterior features: Deck; Full chain-link fence

Interior

• Kitchen: Oven; Range; Dishwasher
• Bedrooms: Master bedroom with walk-in closet (First level); Additional bedrooms (First level)
• Flooring: Tile; Wood
• Bathrooms: Master bath with shower only (Full) (First level); Hall full bath with bathtub (First level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Quartz counters; Stone counters; Vinyl insulated windows
• Laundry & utility: Utility room located inside and separate (First level); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/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 $197k (5.2% below list).
• Recommended offer: $183k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,967/mo this rent would consume 58% 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 $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

• It's been on market 139 days — a 12% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 33y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $208k implies a 361% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $182,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 0.95% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $184,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 N Boston Ave	0.06mi	2/1.0 (-1)	1,260 (-1%)	8mo	$95,000	$75	81
1315 N Cheyenne Ave	0.11mi	3/1.0	1,092 (-15%)	2mo	$139,000	$127	67
529 E Latimer Ct	0.52mi	3/2.0	1,254 (-2%)	6mo	$222,500	$177	65
1334 N Nogales Ave	0.41mi	2/1.0 (-1)	1,304 (+2%)	7mo	$159,900	$123	65
923 N Denver Ave	0.50mi	3/1.0	1,344 (+5%)	2mo	$96,500	$72	65
1635 N Boston Ave	0.37mi	3/1.0	1,210 (-5%)	12mo	$128,000	$106	62
1104 N Boston Ave E	0.39mi	3/2.0	1,402 (+10%)	6mo	$305,000	$218	58
1101 N Main St	0.39mi	3/2.0	1,402 (+10%)	8mo	$303,000	$216	57
1107 N Main St	0.38mi	3/2.0	1,402 (+10%)	10mo	$291,746	$208	56
555 E Queen St	0.58mi	3/2.0	1,135 (-11%)	7mo	$185,000	$163	47
1965 N Boston Pl	0.69mi	3/1.0	1,116 (-13%)	4mo	$161,000	$144	41
1927 N Cheyenne Ave	0.61mi	2/1.0 (-1)	1,140 (-11%)	11mo	$114,000	$100	38

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-12,511
• Equity at exit: $30,939

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $19,115
• Equity at exit: $17,941

Cash invested: $58,100 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,088
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $316

Break-even live

Break-even rent $1,567

Max offer price $207,500

Occupancy floor 79%

Sensitivity live

Price	-10% $434	-5% $375	+0% $316	+5% $257	+10% $199
Rent	-10% $161	-5% $238	+0% $316	+5% $394	+10% $471
Rate	-1.0pp $421	-0.5pp $369	base $316	+0.5pp $262	+1.0pp $208

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: $51,875
• Closing costs: $6,225
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	24d	1	0.27mi
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	24d	1	0.31mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	24d	1	0.36mi
313 E Woodrow Pl Tulsa, OK	4.0	2.0	1747	$1,640	$0.94	22d	1	0.83mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	24d	1	0.96mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	17d	1	0.96mi
245 E Young Pl Tulsa, OK	3.0	2.0	1528	$1,450	$0.95	17d	1	0.99mi
230 E Zion St Tulsa, OK	4.0	2.0	1857	$1,650	$0.89	24d	1	1.02mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	2d	62	1.02mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	1.04mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	2d	30	1.20mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	3d	1	1.33mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	20d	5	1.35mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	2d	4	1.35mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	24d	1	1.36mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	2d	28	1.37mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	1.38mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	2d	3	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $207,500 Active 139 DOM
2. 2026-06-17
   days on market $207,500 Active 138 DOM
3. 2026-06-16
   days on market $207,500 Active 137 DOM
4. 2026-06-15
   days on market $207,500 Active 136 DOM
5. 2026-06-13
   days on market $207,500 Active 134 DOM
6. 2026-06-10
   days on market $207,500 Active 131 DOM
7. 2026-06-09
   days on market $207,500 Active 130 DOM
8. 2026-06-08
   days on market $207,500 Active 129 DOM
9. 2026-06-07
   days on market $207,500 Active 128 DOM
10. 2026-06-05
    days on market $207,500 Active 125 DOM
11. 2026-06-03
    days on market $207,500 Active 124 DOM
12. 2026-06-02
    days on market $207,500 Active 123 DOM
13. 2026-06-01
    days on market $207,500 Active 122 DOM
14. 2026-05-31
    days on market $207,500 Active 121 DOM
15. 2026-04-09
    price $210,000
16. 2026-03-20
    price $215,000
17. 2026-02-12
    price $220,000
18. 2026-01-30
    listed $228,500 Active
19. 2025-06-03
    soldstatus $45,000
20. 1994-01-26
    historical
21. 1993-07-26
    listed $18,499

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$1,106/yr (+$92/mo · 145.4%)

ⓘ 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 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: $23,606
• − Mortgage interest: −$11,623
• − Property taxes: −$761
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$6,036
• Taxable income: $371
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $3,704/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

+1035.2% since first listed

7 events — show timeline

• 2026-04-09 Price Changed $210,000 MLS Technology, Inc.
• 2026-03-20 Price Changed $215,000 MLS Technology, Inc.
• 2026-02-12 Price Changed $220,000 MLS Technology, Inc.
• 2026-01-30 Listed $228,500 MLS Technology, Inc.
• 2025-06-03 Sold (Public Records) $45,000 Public Records
• 1994-01-26 Listing Removed — MLS Technology, Inc.
• 1993-07-26 Listed $18,499 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $761 · +8.6% YoY. Source: county tax records.