2836 E Admiral Blvd · Tulsa, OK 74110

$165,500

3 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 221 Days on market

Built 1942 2,940 sqft lot Est $185k · 11% under

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Why this score? — see what drove the C- 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 +12.8/30.0
• ARV discount +12.3/15.0
• Appreciation +9.3/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Charming Move-In Ready Home in the Heart of Tulsa! Cute and well-maintained home features 3 bedroom, 2 baths, Beautiful kitchen with granite countertop, pantry. HVAC updated 2021-2022. Just minutes from Downtown Tulsa, the University of Tulsa, and the airport! With easy access to major highway, you’ll enjoy a quick commute to anywhere in the city. The home showcases durable wood flooring throughout and tile in the bathroom, combining style and easy maintenance. Whether you’re a first-time homebuyer, investor, or simply looking for a centrally located Tulsa gem, this home offers the perfect blend of comfort, convenience, and charm!

Key facts

• Wood flooring
• Hvac updated
• Tile in bathroom

Tags

• GRANITE COUNTERTOP
• HVAC UPDATED
• WOOD FLOORING
• TILE IN BATHROOM
• EASY ACCESS TO MAJOR HIGHWAY
• MINUTES FROM DOWNTOWN TULSA

Property features AI

Exterior

• Parking: Concrete driveway
• Security: No safety shelter; Chain link, full privacy fencing
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation; Property finished with stucco, vinyl siding, and wood frame
• Construction: Built using stucco, vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio; Patio; Concrete driveway; Storage structure

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Granite countertops
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Master full bathroom on the first floor; Hall full bathroom on the first floor (total 2 full bathrooms)
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Vinyl windows; Granite counters; Gas range connection; No additional interior safety shelter noted
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room (first floor); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $-82 ($-987/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (17.6% below list).
• Recommended offer: $136k (17.6% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Kendall-Whittier Es (math 2% / reading 3%, grade F, #802 of 845 statewide, top 100%, 818 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.8%/yr); 58 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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 $142k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,345 (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. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $185,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2724 E Archer St	0.25mi	3/2.0	1,240 (-4%)	2mo	$175,000	$141	76
232 S Florence Ave	0.26mi	3/2.0	1,211 (-6%)	2mo	$174,000	$144	73
504 N Florence Pl	0.37mi	3/1.0	1,176 (-9%)	4mo	$127,254	$108	65
204 S Jamestown Ave	0.53mi	2/1.0 (-1)	1,315 (+2%)	3mo	$190,000	$144	64
3119 E 3rd St	0.29mi	3/1.0	1,126 (-12%)	2mo	$175,000	$155	64
835 N Columbia Ave	0.58mi	3/3.0	1,252 (-3%)	4mo	$275,000	$220	57
3310 E Admiral Ct	0.46mi	3/1.0	1,122 (-13%)	1mo	$159,000	$142	56
3504 E Haskell St	0.63mi	2/2.0 (-1)	1,248 (-3%)	5mo	$183,000	$147	53
3314 E 3rd St	0.49mi	2/1.0 (-1)	1,144 (-11%)	2mo	$225,000	$197	52
103 S Knoxville Ave	0.62mi	2/2.0 (-1)	1,194 (-7%)	2mo	$135,000	$113	49
2504 E 4th St	0.54mi	2/1.0 (-1)	1,093 (-15%)	4mo	$179,000	$164	42
3536 E Haskell St	0.70mi	3/1.5	1,457 (+13%)	4mo	$208,300	$143	40

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

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.48×
• Total profit: $68,714
• Equity at exit: $133,608

10-year hold

• IRR: 17.8%
• Equity multiple: 5.33×
• Total profit: $200,683
• Equity at exit: $273,095

Cash invested: $46,340 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 58
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$868
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-82

Break-even live

Break-even rent $1,468

Max offer price $150,966

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-35	+0% $-82	+5% $-129	+10% $-176
Rent	-10% $-190	-5% $-136	+0% $-82	+5% $-28	+10% $25
Rate	-1.0pp $1	-0.5pp $-40	base $-82	+0.5pp $-125	+1.0pp $-169

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: $41,375
• Closing costs: $4,965
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	25d	1	0.14mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	25d	1	0.20mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	25d	1	0.23mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	25d	1	0.37mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	5d	1	0.41mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	25d	1	0.49mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	25d	1	0.51mi
3531 E 4th St Tulsa, OK	3.0	2.0	1652	$1,745	$1.06	25d	1	0.69mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	13d	1	0.75mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	17d	1	0.81mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	17d	1	0.84mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	5d	1	0.90mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	5d	1	0.94mi
1139 S Birmingham Ave Tulsa, OK	3.0	2.0	1725	$2,100	$1.22	25d	1	0.99mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	25d	1	1.00mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,787	$2.45	3d	10	1.02mi
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	25d	1	1.10mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	25d	1	1.17mi
1338 S Florence Ave Unit 1 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	5d	1	1.20mi
1150 S Marion Ave Tulsa, OK	3.0	2.5	1800	$2,300	$1.28	25d	1	1.21mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	17d	1	1.21mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	3d	1	1.22mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	5d	1	1.23mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	25d	1	1.23mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	25d	1	1.23mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	5d	1	1.40mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	25d	1	1.41mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	5d	1	1.47mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	4d	1	1.50mi
1524 S Jamestown Ave Tulsa, OK	2.0	2.0	1528	$1,500	$0.98	17d	1	1.50mi

Listing history 41 events

1. 2026-06-22
   days on market $165,500 Active 221 DOM
2. 2026-06-18
   days on market $165,500 Active 218 DOM
3. 2026-06-17
   days on market $165,500 Active 217 DOM
4. 2026-06-16
   days on market $165,500 Active 216 DOM
5. 2026-06-15
   days on market $165,500 Active 215 DOM
6. 2026-06-13
   days on market $165,500 Active 213 DOM
7. 2026-06-10
   days on market $165,500 Active 210 DOM
8. 2026-06-09
   days on market $165,500 Active 209 DOM
9. 2026-06-08
   days on market $165,500 Active 208 DOM
10. 2026-06-07
    days on market $165,500 Active 207 DOM
11. 2026-06-05
    days on market $165,500 Active 204 DOM
12. 2026-06-03
    days on market $165,500 Active 203 DOM
13. 2026-06-02
    days on market $165,500 Active 202 DOM
14. 2026-06-01
    days on market $165,500 Active 201 DOM
15. 2026-05-31
    days on market $165,500 Active 200 DOM
16. 2026-01-28
    price $165,500
17. 2025-11-12
    listed $167,700 Active
18. 2025-11-11
    historical
19. 2025-10-06
    listed $167,700 Active
20. 2025-09-26
    historical
21. 2025-08-20
    price $160,000
22. 2025-06-20
    price $165,000
23. 2025-05-16
    listed $170,000 Active
24. 2021-08-26
    soldstatus $142,000 Closed
25. 2021-07-26
    status Pending
26. 2021-07-13
    listed $142,000 Active
27. 2021-07-08
    historical
28. 2021-06-16
    status Active
29. 2021-04-21
    status Pending
30. 2021-03-29
    price $142,000
31. 2021-03-01
    listed $145,000 Active
32. 2019-10-24
    soldstatus $100,000
33. 2019-10-18
    soldstatus $100,000 Closed
34. 2019-09-08
    status Pending
35. 2019-08-26
    price $105,000
36. 2019-08-11
    listed $109,900 Active
37. 2010-04-13
    soldstatus $88,900
38. 2010-03-24
    historical
39. 2010-01-08
    listed $89,900
40. 2010-01-01
    historical
41. 2009-07-21
    listed $89,900

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $1,873 · $156/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $16,361
• − Mortgage interest: −$9,271
• − Property taxes: −$1,873
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,815
• Taxable loss: −$3,840
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $-66/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+84.1% since first listed

26 events — show timeline

• 2026-01-28 Price Changed $165,500 MLS Technology, Inc.
• 2025-11-12 Listed $167,700 MLS Technology, Inc.
• 2025-11-11 Listing Removed — MLS Technology, Inc.
• 2025-10-06 Listed $167,700 MLS Technology, Inc.
• 2025-09-26 Listing Removed — MLS Technology, Inc.
• 2025-08-20 Price Changed $160,000 MLS Technology, Inc.
• 2025-06-20 Price Changed $165,000 MLS Technology, Inc.
• 2025-05-16 Listed $170,000 MLS Technology, Inc.
• 2021-08-26 Sold (MLS) $142,000 MLS Technology, Inc.
• 2021-07-26 Pending — MLS Technology, Inc.
• 2021-07-13 Listed $142,000 MLS Technology, Inc.
• 2021-07-08 Listing Removed — MLS Technology, Inc.
• 2021-06-16 Relisted — MLS Technology, Inc.
• 2021-04-21 Pending — MLS Technology, Inc.
• 2021-03-29 Price Changed $142,000 MLS Technology, Inc.
• 2021-03-01 Listed $145,000 MLS Technology, Inc.
• 2019-10-24 Sold (Public Records) $100,000 Public Records
• 2019-10-18 Sold (MLS) $100,000 MLS Technology, Inc.
• 2019-09-08 Pending — MLS Technology, Inc.
• 2019-08-26 Price Changed $105,000 MLS Technology, Inc.
• 2019-08-11 Listed $109,900 MLS Technology, Inc.
• 2010-04-13 Sold (MLS) $88,900 MLS Technology, Inc.
• 2010-03-24 Listing Removed — MLS Technology, Inc.
• 2010-01-08 Listed $89,900 MLS Technology, Inc.
• 2010-01-01 Listing Removed — MLS Technology, Inc.
• 2009-07-21 Listed $89,900 MLS Technology, Inc.

Property tax history

+4.4%/yr

Latest (2025): $1,873 · +8.6% YoY. Source: county tax records.