282 E 52nd Pl N · Tulsa, OK 74126

$65,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 41 Days on market

Built 1958 7,140 sqft lot Est $69k · 6% 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 +30.0/30.0
• ARV discount +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0

Listing remarks

This three-bedroom home brings the character and charm of an older home with good bones. They don't make them like this anymore. The original hardwood floors greet you as you enter the home, carrying on throughout with the exception of the tile in the bathroom and kitchen. The bathroom has a tub/shower combo, with updated tile surround and tile flooring. The spacious backyard has plenty of room to garden, entertain, or landscape to your liking. The home needs some cosmetic love, but the bones are solid and the opportunity is real. Whether you're a first-time buyer ready to make it your own or an investor looking for a buy-and-hold in a growing corridor, this one checks the boxes. Located le

Key facts

• Spacious backyard
• Tile flooring
• 7,140 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS BACKYARD
• UPDATED TILE SURROUND
• TILE FLOORING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Oven; Range
• Bedrooms: Two first-floor bedrooms
• Flooring: Tile; Wood
• Bathrooms: One full bathroom with hall bath and bathtub (first floor)
• Heating & cooling: Gas baseboard heating; Window cooling unit(s)
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; No additional interior features listed
• Laundry & utility: Washer hookup; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: 70 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 34% of the median local income ($42k/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 $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.10%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $69,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 E 53rd St N	0.06mi	3/1.0	962 (+8%)	0mo	$137,000	$142	83
5234 N Kenosha Ave	0.45mi	3/1.0	888 (0%)	3mo	$72,500	$82	77
10 E 50th Pl N	0.40mi	3/1.0	864 (-3%)	2mo	$72,000	$83	75
517 E 57th St	0.49mi	3/1.0	912 (+3%)	5mo	$62,000	$68	69
105 W 50th St	0.52mi	3/1.0	864 (-3%)	4mo	$67,000	$78	68
331 W 49th St N	0.69mi	3/1.0	888 (0%)	1mo	$55,000	$62	67
614 E 52nd St N	0.19mi	3/1.0	1,014 (+14%)	5mo	$120,000	$118	63
538 E 48th Pl N	0.41mi	3/1.0	984 (+11%)	1mo	$131,000	$133	62
334 W 49th St	0.71mi	3/1.0	864 (-3%)	4mo	$67,000	$78	59
338 W 49th St	0.72mi	3/1.0	864 (-3%)	4mo	$66,000	$76	58
328 W 48th St N	0.73mi	3/1.0	864 (-3%)	5mo	$53,500	$62	57
448 E 59th Pl N	0.71mi	3/1.0	1,000 (+13%)	0mo	$75,000	$75	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.34×
• Total profit: $24,328
• Equity at exit: $9,692

10-year hold

• IRR: 38.9%
• Equity multiple: 4.63×
• Total profit: $66,039
• Equity at exit: $5,620

Cash invested: $18,200 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 70
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$341
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $548

Break-even live

Break-even rent $507

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $584	-5% $566	+0% $548	+5% $529	+10% $511
Rent	-10% $453	-5% $500	+0% $548	+5% $595	+10% $642
Rate	-1.0pp $580	-0.5pp $564	base $548	+0.5pp $531	+1.0pp $514

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	0.36mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	0.47mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	2d	1	0.48mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	0.53mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	2d	1	0.60mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	2d	1	0.82mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	1.12mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	1.18mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	24d	1	1.28mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 41 DOM
2. 2026-06-17
   days on market $65,000 Active 40 DOM
3. 2026-06-16
   days on market $65,000 Active 39 DOM
4. 2026-06-15
   days on market $65,000 Active 38 DOM
5. 2026-06-13
   days on market $65,000 Active 36 DOM
6. 2026-06-10
   days on market $65,000 Active 33 DOM
7. 2026-06-09
   days on market $65,000 Active 32 DOM
8. 2026-06-08
   pricedays on market $65,000 Active 31 DOM
9. 2026-06-07
   days on market $69,000 Active 30 DOM
10. 2026-06-05
    days on market $69,000 Active 27 DOM
11. 2026-06-03
    days on market $69,000 Active 26 DOM
12. 2026-06-02
    days on market $69,000 Active 25 DOM
13. 2026-06-01
    days on market $69,000 Active 24 DOM
14. 2026-05-31
    days on market $69,000 Active 23 DOM
15. 2026-05-08
    listed $69,000 Active
16. 2007-01-29
    historical
17. 2006-08-02
    listed $36,500

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$197/yr (+$16/mo · 50.8%)

ⓘ 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 3/10 Moderate 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: $14,397
• − Mortgage interest: −$3,641
• − Property taxes: −$388
• − Insurance: −$325
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,891
• Taxable income: $5,849
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $5,167/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: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 9,920
• Household income: $42,172
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 417.0

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 0.71)
• Race & ethnicity: Black 45% White 26% Hispanic / Latino 14% Two or more races 11% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 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: ▼ -7.45%
• Current HPI: 253.7105
• Rent YoY: —
• 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

+89.0% since first listed

3 events — show timeline

• 2026-05-08 Listed $69,000 MLS Technology, Inc.
• 2007-01-29 Listing Removed — MLS Technology, Inc.
• 2006-08-02 Listed $36,500 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $388 · +7.8% YoY. Source: county tax records.