1407 N Toledo Ave · Tulsa, OK 74115

$86,900

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 8 Days on market

Built 1949 7,261 sqft lot Est $118k · 26% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property - leased at $695/mo to a 10 year tenant. New roof & paint. Central heat/air. Eat-in kitchen. Hardwoods & carpet. Utility room with WD connections. Large fenced yard (front & back) with driveway gate. Includes stove & fridge.

Key facts

• Driveway gate
• Large fenced yard
• Central heat air

Tags

• CENTRAL HEAT AIR
• WATER HEATER 2YRS OLD
• LARGE FENCED YARD
• DRIVEWAY GATE
• CLOSE TO DOWNTOWN

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built with aluminum siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Full chain-link fencing

Interior

• Kitchen: Eat-in kitchen; Oven; Range; Stove; Refrigerator
• Bedrooms: Master bedroom (first floor); Additional bedroom (first floor)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Wood window frames; Laminate counters; Cable TV; Electric oven/range connections
• Laundry & utility: Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $86,900 price doesn't fit this home's estimated sale value (~$118,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 10.1% 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 fast (+4.6%/yr); 86 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $601 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 32y 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 $52k; list at $87k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $86,900

Questions for the listing agent

1. Built in 1949 — 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: 1.23% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $118,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 N Vandalia Ave	0.10mi	2/1.0	744 (-6%)	3mo	$64,000	$86	84
1336 N Vandalia Ave	0.11mi	2/1.0	816 (+4%)	7mo	$110,000	$135	83
4722 E Marshall St	0.33mi	2/1.0	792 (+0%)	4mo	$120,000	$152	80
1327 N Winston Ave	0.20mi	2/1.0	824 (+5%)	5mo	$110,900	$135	79
1012 N Vandalia Ave	0.47mi	2/1.0	804 (+2%)	2mo	$87,000	$108	73
1003 N Winston Ave	0.48mi	2/1.5	768 (-2%)	6mo	$126,000	$164	66
1421 N Indianapolis Ave	0.71mi	2/1.0	841 (+7%)	7mo	$179,000	$213	50
1820 N Oswego Ave	0.55mi	3/1.0 (+1)	864 (+10%)	4mo	$138,000	$160	50
1055 N New Haven Ave	0.52mi	3/1.0 (+1)	884 (+12%)	2mo	$75,000	$85	49
1032 N Canton Ave	0.61mi	3/1.0 (+1)	888 (+13%)	1mo	$112,000	$126	44
815 N Oswego Ave	0.67mi	2/1.0	672 (-15%)	1mo	$116,000	$173	43
2223 N Toledo Ave	0.75mi	3/1.0 (+1)	899 (+14%)	6mo	$134,900	$150	31

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $5,271
• Equity at exit: $12,957

10-year hold

• IRR: 16.2%
• Equity multiple: 2.42×
• Total profit: $34,548
• Equity at exit: $7,514

Cash invested: $24,332 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$456
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $277

Break-even live

Break-even rent $717

Max offer price $86,900

Occupancy floor 69%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	0.37mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	23d	1	0.58mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	3d	1	0.61mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	23d	1	0.61mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	23d	1	0.72mi
3336 E Marshall St Unit 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	23d	1	0.72mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	23d	1	0.74mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	23d	1	0.74mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	23d	1	0.96mi
1825 N College Ave Unit 13 Tulsa, OK	1.0	1.0	675	$745	$1.10	23d	1	1.08mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	1.18mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	1.23mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	3d	1	1.28mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	1.43mi

Listing history 8 events

1. 2026-06-13
   remarks 467-char remark
2. 2026-06-13
   statusdays on market $86,900 Pending 8 DOM
3. 2026-06-10
   days on market $86,900 Active 6 DOM
4. 2026-06-09
   days on market $86,900 Active 5 DOM
5. 2026-06-08
   days on market $86,900 Active 4 DOM
6. 2026-06-07
   days on market $86,900 Active 3 DOM
7. 2026-06-05
   remarks 440-char remark
8. 2026-06-05
   listed $86,900 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: $896 · $75/mo
• Projected year-2 tax: $896 · $75/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,814
• − Mortgage interest: −$4,868
• − Property taxes: −$896
• − Insurance: −$434
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,528
• Taxable income: $2,038
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $2,835/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): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• 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

+262.1% since first listed

24 events — show timeline

• 2026-06-04 Listed $86,900 MLS Technology, Inc.
• 2018-10-23 Sold (Public Records) $52,500 Public Records
• 2018-10-19 Sold (MLS) $52,500 MLS Technology, Inc.
• 2018-07-27 Listed $55,000 MLS Technology, Inc.
• 2009-01-05 Listing Removed — MLS Technology, Inc.
• 2008-07-05 Listed $49,900 MLS Technology, Inc.
• 2008-04-02 Sold (Public Records) $160,000 Public Records
• 2007-08-30 Listing Removed — MLS Technology, Inc.
• 2007-07-04 Listed $46,500 MLS Technology, Inc.
• 2007-07-04 Listing Removed — MLS Technology, Inc.
• 2007-01-04 Listing Removed — MLS Technology, Inc.
• 2007-01-03 Listed $46,500 MLS Technology, Inc.
• 2006-07-04 Listing Removed — MLS Technology, Inc.
• 2006-07-03 Listed $49,820 MLS Technology, Inc.
• 2006-01-04 Listing Removed — MLS Technology, Inc.
• 2006-01-03 Listed $49,820 MLS Technology, Inc.
• 2005-07-04 Listing Removed — MLS Technology, Inc.
• 2005-07-03 Listed $49,820 MLS Technology, Inc.
• 2005-01-03 Listed $49,820 MLS Technology, Inc.
• 1999-10-28 Sold (Public Records) $160,000 Public Records
• 1999-10-28 Sold (Public Records) $160,000 Public Records
• 1995-04-17 Listing Removed — MLS Technology, Inc.
• 1994-10-17 Listed $30,500 MLS Technology, Inc.
• 1993-06-15 Sold (Public Records) $24,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $896 · +8.6% YoY. Source: county tax records.