1631 N Lewis Pl · Tulsa, OK 74110

$117,500

4 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 10 Days on market

Built 1940 5,000 sqft lot Est $196k · 40% under

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Why this score? — see what drove the B+ 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 +26.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Located on a corner lot, this all brick, four bedroom, one car garage home is ready for you. Spacious kitchen and formal dining room gives mealtime the room you need. There are five ceiling fans throughout the home to help keep it cool in the summer. Wood floors in most of the home with some carpet. If you need storage room, there is a large storage shed in the back yard. This home has been used as a rental with the last lease providing $1,250 in monthly rent. Sold as is.

Key facts

• Formal dining room
• Wood floors
• Spacious kitchen

Tags

• CORNER LOT
• SPACIOUS KITCHEN
• FORMAL DINING ROOM
• CEILING FANS
• WOOD FLOORS
• LARGE STORAGE SHED

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage (1 car) with side-facing garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces west; Entry on first level
• Construction: Brick and wood-frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Corner lot with mature trees; Chain-link fencing; Shed(s) / storage; Smoke detector(s); No safety shelter

Interior

• Kitchen: Country-style kitchen; Built-in range and built-in oven; Oven and range; Refrigerator
• Bedrooms: Master bedroom with separate closets (first level); Three additional first-level bedrooms
• Flooring: Carpet; Wood
• Bathrooms: Master bath and one full bathroom (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet available; Cable TV hookup; Ceiling fan(s); Laminate counters; Programmable thermostat; Wood window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

🏷️ Possibly a rental listed for sale. The $117,500 price doesn't fit this home's estimated sale value (~$195,580) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Cap rate 9.3% 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 (+1.8%/yr); 57 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 36% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($812 loan paydown + $10k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $117,500

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.35%
• Cash-on-cash: 10.90%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $195,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 N Atlanta Ct	0.13mi	3/2.0 (-1)	1,294 (+2%)	6mo	$230,000	$178	77
1816 N Atlanta Ct	0.18mi	4/1.5	1,120 (-12%)	0mo	$165,000	$147	70
2202 E Tecumseh St	0.24mi	3/1.0 (-1)	1,206 (-5%)	12mo	$75,000	$62	65
2142 E Seminole St	0.21mi	3/1.0 (-1)	1,152 (-9%)	7mo	$125,000	$109	64
2618 E Oklahoma St	0.39mi	3/2.0 (-1)	1,201 (-5%)	1mo	$194,760	$162	63
1645 N College Ave	0.67mi	4/2.0	1,266 (-0%)	2mo	$215,000	$170	62
2130 E Oklahoma Pl	0.33mi	3/1.0 (-1)	1,188 (-6%)	11mo	$84,000	$71	59
1418 N Birmingham Pl	0.32mi	4/2.0	1,369 (+8%)	15mo	$195,000	$142	56
1547 N Columbia Pl	0.36mi	3/2.0 (-1)	1,160 (-9%)	6mo	$225,000	$194	54
2059 E Young Pl	0.74mi	4/2.0	1,200 (-6%)	2mo	$185,000	$154	51
2910 E Woodrow St	0.72mi	3/1.0 (-1)	1,212 (-5%)	6mo	$68,500	$57	49
2909 E Woodrow St	0.72mi	3/2.0 (-1)	1,386 (+9%)	15mo	$215,000	$155	30

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: 29.3%
• Equity multiple: 3.16×
• Total profit: $71,106
• Equity at exit: $94,858

10-year hold

• IRR: 25.5%
• Equity multiple: 6.76×
• Total profit: $189,465
• Equity at exit: $193,889

Cash invested: $32,900 (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: 57
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$616
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $299

Break-even live

Break-even rent $896

Max offer price $117,500

Occupancy floor 72%

Sensitivity live

Price	-10% $365	-5% $332	+0% $299	+5% $266	+10% $232
Rent	-10% $198	-5% $249	+0% $299	+5% $349	+10% $400
Rate	-1.0pp $358	-0.5pp $329	base $299	+0.5pp $268	+1.0pp $238

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	4d	1	0.04mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	0.48mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	24d	1	0.65mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	0.73mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	4d	1	1.00mi
2159 E 28th St N Tulsa, OK	3.0	1.5	1765	$1,250	$0.71	4d	1	1.09mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	24d	1	1.13mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	1.17mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	4d	1	1.41mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $117,500 Active 10 DOM
2. 2026-06-17
   days on market $117,500 Active 9 DOM
3. 2026-06-16
   days on market $117,500 Active 8 DOM
4. 2026-06-15
   days on market $117,500 Active 7 DOM
5. 2026-06-13
   days on market $117,500 Active 5 DOM
6. 2026-06-10
   days on market $117,500 Active 2 DOM
7. 2026-06-08
   remarks 476-char remark
8. 2026-06-08
   listed $117,500 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: $512 · $43/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$546/yr (+$45/mo · 106.5%)

ⓘ 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 1/10 Low
• 🌡 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: $15,292
• − Mortgage interest: −$6,582
• − Property taxes: −$512
• − Insurance: −$588
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$3,418
• Taxable income: $1,746
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,168/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

1 event — show timeline

• 2026-06-07 Listed $117,500 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $512 · +8.7% YoY. Source: county tax records.