1432 N Boston Pl · Tulsa, OK 74106

$134,999

2 bd · 1.0 ba · 975 sqft · SingleFamily public records · 62 Days on market

Built 1955 7,000 sqft lot Est $124k · 9% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• ARV discount +3.4/15.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Sweet starter home. Property to be sold as-is.

Key facts

• Great natural light
• Brand new roof
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• REFINISHED HARDWOOD FLOORS
• BRAND NEW ROOF
• GREAT NATURAL LIGHT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Deck patio/porch; Full yard fencing; Mature trees

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Ceiling fan(s); Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 43% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $18k; list at $135k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $126,899 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 1.08% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $123,825
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1428 N Boston Pl	0.01mi	3/1.0 (+1)	952 (-2%)	8mo	$50,000	$53	84
238 E Seminole Pl	0.36mi	2/1.0	1,033 (+6%)	3mo	$85,000	$82	70
112 E Newton St	0.22mi	2/2.0	1,064 (+9%)	2mo	$143,500	$135	69
1311 N Osage Dr	0.42mi	3/1.0 (+1)	1,008 (+3%)	4mo	$132,000	$131	66
1315 N Cheyenne Ave	0.23mi	3/1.0 (+1)	1,092 (+12%)	1mo	$139,000	$127	63
1114 W Marshall St	0.66mi	2/1.0	927 (-5%)	5mo	$157,500	$170	56
1961 N Boston Pl	0.56mi	2/1.0	1,082 (+11%)	1mo	$72,500	$67	55
2206 N Frankfort Pl E	0.73mi	2/1.0	967 (-1%)	12mo	$130,000	$134	55
344 E Woodrow Pl N	0.73mi	3/1.0 (+1)	996 (+2%)	10mo	$60,000	$60	50
1450 N Nogales Ave	0.47mi	3/1.0 (+1)	881 (-10%)	17mo	$105,002	$119	42
1965 N Boston Pl	0.57mi	3/1.0 (+1)	1,116 (+14%)	4mo	$161,000	$144	41
1124 W Marshall St	0.68mi	3/1.0 (+1)	1,062 (+9%)	14mo	$71,000	$67	37

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,257
• Equity at exit: $20,129

10-year hold

• IRR: 10.9%
• Equity multiple: 1.87×
• Total profit: $32,983
• Equity at exit: $11,672

Cash invested: $37,800 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$708
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $352

Break-even live

Break-even rent $1,009

Max offer price $134,999

Occupancy floor 71%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 N Main St Tulsa, OK	1.0	1.0	600	$765	$1.27	3d	1	0.25mi
1202 N Boston Ave Tulsa, OK	1.0	1.0	728	$790	$1.09	24d	1	0.30mi
1123 N Main St Unit 12 Tulsa, OK	1.0	1.0	784	$1,160	$1.48	24d	1	0.45mi
217 W Jasper St Tulsa, OK	1.0	1.0	525	$850	$1.62	12d	1	0.64mi
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	16d	1	0.84mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	24d	1	0.88mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	0.88mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	24d	1	0.99mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$2,686	$2.20	2d	62	1.09mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	2d	30	1.24mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	3d	1	1.37mi
505 E 2nd St S Tulsa, OK	1.0	1.0	739	$1,600	$2.17	16d	1	1.37mi
505 E 2nd St S Tulsa, OK	1.0	1.0	786	$1,600	$2.04	19d	1	1.37mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	2d	4	1.40mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	1.40mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	2d	28	1.41mi
111 S Greenwood Ave Tulsa, OK	1.0	1.0	629	$1,200	$1.91	2d	4	1.41mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	2d	3	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $134,999 Active 62 DOM
2. 2026-06-17
   days on market $134,999 Active 61 DOM
3. 2026-06-16
   days on market $134,999 Active 60 DOM
4. 2026-06-15
   days on market $134,999 Active 59 DOM
5. 2026-06-13
   days on market $134,999 Active 57 DOM
6. 2026-06-10
   days on market $134,999 Active 54 DOM
7. 2026-06-09
   days on market $134,999 Active 53 DOM
8. 2026-06-08
   days on market $134,999 Active 52 DOM
9. 2026-06-07
   days on market $134,999 Active 51 DOM
10. 2026-06-05
    days on market $134,999 Active 48 DOM
11. 2026-06-03
    days on market $134,999 Active 47 DOM
12. 2026-06-02
    days on market $134,999 Active 46 DOM
13. 2026-06-01
    days on market $134,999 Active 45 DOM
14. 2026-05-31
    days on market $134,999 Active 44 DOM
15. 2026-05-06
    price $134,999
16. 2026-04-17
    listed $139,999 Active
17. 2009-04-24
    soldstatus $18,000 46-char remark

    Show marketing remark (46 chars)

    Sweet starter home. Property to be sold as-is.

18. 2009-04-06
    historical 46-char remark

    Show marketing remark (46 chars)

    Sweet starter home. Property to be sold as-is.

19. 2009-02-19
    listed $20,000 46-char remark

    Show marketing remark (46 chars)

    Sweet starter home. Property to be sold as-is.

20. 2009-02-19
    historical

    Show marketing remark (46 chars)

    Sweet starter home. Property to be sold as-is.

21. 2008-11-15
    listed $50,000
22. 2006-04-10
    soldstatus $59,000

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$823/yr (+$69/mo · 209.9%)

ⓘ 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 5/10 Major
• 🌡 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: $17,447
• − Mortgage interest: −$7,562
• − Property taxes: −$392
• − Insurance: −$675
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,927
• Taxable income: $2,099
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,717/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

+128.8% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $134,999 MLS Technology, Inc.
• 2026-04-17 Listed $139,999 MLS Technology, Inc.
• 2009-04-24 Sold (MLS) $18,000 MLS Technology, Inc.
• 2009-04-06 Listing Removed — MLS Technology, Inc.
• 2009-02-19 Listing Removed — MLS Technology, Inc.
• 2009-02-19 Listed $20,000 MLS Technology, Inc.
• 2008-11-15 Listed $50,000 MLS Technology, Inc.
• 2006-04-10 Sold (Public Records) $59,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $392 · +8.6% YoY. Source: county tax records.