4670 N Hartford Ave · Tulsa, OK 74126

$110,000

4 bd · 1.0 ba · 1,105 sqft · SingleFamily public records · 42 Days on market

Built 1954 7,380 sqft lot Est $125k · 12% 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 +25.9/30.0
• ARV discount +12.9/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• 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 MLS

HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW. FIRSTPRESTON. COM. BID OPENING DATE 10/2 422:096406

Key facts

• Fully remodeled
• New paint
• Converted garage

Tags

• FULLY REMODELED
• NEW ROOF
• NEW WINDOWS
• REFINISHED HARDWOOD FLOORS
• NEW PAINT
• CONVERTED GARAGE

Property features AI

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High speed internet available
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Brick veneer and wood siding on wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; No additional exterior features listed

Interior

• Kitchen: Eat-in kitchen; Oven; Range
• Bedrooms: Master bedroom with private bath (first floor); Second bedroom (first floor); Third bedroom (first floor); Fourth bedroom (first floor)
• Flooring: Hardwood; Laminate
• Bathrooms: One full bathroom (hall); One full bathroom (master); One half bathroom (master)
• Heating & cooling: Central heating (gas); Central air conditioning; Gas water heater
• Interior features: Vinyl windows; Laminate counters; Gas oven connection; Smoke detector(s)
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 11 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 33% 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 $761 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $6k; list at $110k implies a 1797% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1954 — 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: 1.06% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $124,865
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4670 N Hartford Ave	0.00mi	4/1.5	1,105 (0%)	0mo	$112,000	$101	98
4371 N Garrison Pl	0.28mi	4/1.0	1,128 (+2%)	0mo	$96,000	$85	83
4554 Iroquois Ave	0.21mi	4/1.0	1,192 (+8%)	3mo	$134,900	$113	75
4842 N Johnstown Ave	0.18mi	3/1.0 (-1)	1,032 (-7%)	2mo	$72,000	$70	74
554 E 48th Pl N	0.13mi	4/2.0	1,229 (+11%)	0mo	$141,000	$115	71
4324 N Garrison Pl	0.40mi	3/1.0 (-1)	1,116 (+1%)	5mo	$65,000	$58	71
538 E 48th Pl N	0.16mi	3/1.0 (-1)	984 (-11%)	1mo	$131,000	$133	68
4440 N Detroit Ave	0.48mi	3/1.0 (-1)	1,138 (+3%)	4mo	$138,000	$121	65
658 E 53rd St N	0.50mi	3/1.0 (-1)	1,264 (+14%)	2mo	$133,000	$105	46
274 E 53rd St N	0.59mi	3/1.0 (-1)	962 (-13%)	0mo	$137,000	$142	46
4107 N Frankfort Ave	0.70mi	4/1.5	1,232 (+12%)	2mo	$148,000	$120	44
5464 N Hartford Pl	0.71mi	3/2.0 (-1)	1,250 (+13%)	4mo	$125,000	$100	33

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-704
• Equity at exit: $16,401

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $21,300
• Equity at exit: $9,511

Cash invested: $30,800 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 70
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$577
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $270

Break-even live

Break-even rent $828

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $332	-5% $301	+0% $270	+5% $238	+10% $207
Rent	-10% $177	-5% $223	+0% $270	+5% $316	+10% $362
Rate	-1.0pp $325	-0.5pp $298	base $270	+0.5pp $241	+1.0pp $212

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	2d	1	0.10mi
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	15d	1	0.24mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	2d	1	0.67mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	0.74mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	0.77mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	0.88mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	0.96mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	2d	1	1.00mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	1.05mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	24d	1	1.09mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	24d	1	1.21mi

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   status Active
3. 2026-04-20
   status Pending
4. 2026-04-16
   price $110,000
5. 2026-03-17
   listed $114,000 Active
6. 2007-09-19
   historical
7. 2007-04-30
   listed $42,900
8. 2001-11-07
   soldstatus $5,800 243-char remark

   Show marketing remark (243 chars)

   HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW. FIRSTPRESTON. COM. BID OPENING DATE 10/2 422:096406

9. 2001-10-02
   historical 243-char remark

   Show marketing remark (243 chars)

   HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW. FIRSTPRESTON. COM. BID OPENING DATE 10/2 422:096406

10. 2001-09-27
    listed $5,500 243-char remark

    Show marketing remark (243 chars)

    HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW. FIRSTPRESTON. COM. BID OPENING DATE 10/2 422:096406

11. 2000-05-12
    historical
12. 2000-05-11
    listed $13,000

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$611/yr (+$51/mo · 161.2%)

ⓘ 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 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: $14,033
• − Mortgage interest: −$6,162
• − Property taxes: −$379
• − Insurance: −$550
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,200
• Taxable income: $1,497
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $2,875/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

+746.2% since first listed

12 events — show timeline

• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-22 Relisted — MLS Technology, Inc.
• 2026-04-20 Pending — MLS Technology, Inc.
• 2026-04-16 Price Changed $110,000 MLS Technology, Inc.
• 2026-03-17 Listed $114,000 MLS Technology, Inc.
• 2007-09-19 Listing Removed — MLS Technology, Inc.
• 2007-04-30 Listed $42,900 MLS Technology, Inc.
• 2001-11-07 Sold (MLS) $5,800 MLS Technology, Inc.
• 2001-10-02 Listing Removed — MLS Technology, Inc.
• 2001-09-27 Listed $5,500 MLS Technology, Inc.
• 2000-05-12 Listing Removed — MLS Technology, Inc.
• 2000-05-11 Listed $13,000 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $379 · +8.6% YoY. Source: county tax records.