554 E 48th Pl N · Tulsa, OK 74126

$138,900

4 bd · 1.0 ba · 1,229 sqft · SingleFamily public records · 91 Days on market

Built 1958 7,680 sqft lot Est $129k · 8% over

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Why this score? — see what drove the D 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 +16.8/30.0
• DSCR +5.2/10.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• 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

Great home with hardwood floors, central HVAC, updated fixtures, vinyl windows and newer roof. Being sold as-is.

Key facts

• En suite bathroom
• Split floor plan
• New water heater

Tags

• FULLY RENOVATED PROPERTY
• SPLIT FLOOR PLAN
• EN SUITE BATHROOM
• REMODELED BATH
• NEW VINYL FLOORING
• NEW WATER HEATER

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Block construction with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Chain link fencing; No other exterior features listed

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; Vinyl windows; Electric oven and range connections; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (15.6% below list).
• Recommended offer: $117k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.8% 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: 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.
• Zoned schools: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 71 active listings in the ZIP; 11 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 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 $960 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $139k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $117,283 (15.6% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $129,045
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
554 E 48th Pl N	0.00mi	4/2.0	1,229 (0%)	0mo	$141,000	$115	96
4554 Iroquois Ave	0.32mi	4/1.0	1,192 (-3%)	3mo	$134,900	$113	78
4670 N Hartford Ave	0.13mi	4/1.5	1,105 (-10%)	0mo	$112,000	$101	75
4371 N Garrison Pl	0.36mi	4/1.0	1,128 (-8%)	0mo	$96,000	$85	69
658 E 53rd St N	0.44mi	3/1.0 (-1)	1,264 (+3%)	2mo	$133,000	$105	68
4610 N Detroit Ave	0.34mi	4/1.0	1,350 (+10%)	6mo	$75,000	$56	63
4107 N Frankfort Ave	0.74mi	4/1.5	1,232 (+0%)	2mo	$148,000	$120	61
4440 N Detroit Ave	0.44mi	3/1.0 (-1)	1,138 (-7%)	4mo	$138,000	$121	59
5464 N Hartford Pl	0.66mi	3/2.0 (-1)	1,250 (+2%)	4mo	$125,000	$100	55
4324 N Garrison Pl	0.47mi	3/1.0 (-1)	1,116 (-9%)	5mo	$65,000	$58	54
26 E 45th St N	0.54mi	4/2.0	1,128 (-8%)	6mo	$122,000	$108	52
109 W 50th Ct N	0.65mi	3/2.0 (-1)	1,104 (-10%)	4mo	$62,500	$57	41

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-16,854
• Equity at exit: $20,710

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,557
• Equity at exit: $12,010

Cash invested: $38,892 (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: 71
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$728
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $90

Break-even live

Break-even rent $1,059

Max offer price $138,900

Occupancy floor 87%

Sensitivity live

Price	-10% $168	-5% $129	+0% $90	+5% $50	+10% $11
Rent	-10% $-3	-5% $43	+0% $90	+5% $136	+10% $182
Rate	-1.0pp $160	-0.5pp $125	base $90	+0.5pp $54	+1.0pp $17

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: $34,725
• Closing costs: $4,167
• 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	3d	1	0.13mi
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	16d	1	0.18mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	0.60mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	23d	1	0.67mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	3d	1	0.74mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	23d	1	0.81mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	3d	1	0.94mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	3d	1	1.03mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	3d	1	1.12mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	25d	1	1.17mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	25d	1	1.32mi

Listing history 12 events

1. 2026-05-06
   status Pending
2. 2026-04-13
   price $138,900
3. 2026-04-03
   price $139,900
4. 2026-03-13
   price $144,900
5. 2026-02-26
   price $149,900
6. 2026-02-04
   listed $154,900 Active
7. 2025-09-17
   soldstatus $72,000
8. 2025-09-16
   soldstatus $72,000 Closed 112-char remark

   Show marketing remark (112 chars)

   Great home with hardwood floors, central HVAC, updated fixtures, vinyl windows and newer roof. Being sold as-is.

9. 2025-08-22
   status Pending 112-char remark

   Show marketing remark (112 chars)

   Great home with hardwood floors, central HVAC, updated fixtures, vinyl windows and newer roof. Being sold as-is.

10. 2025-08-18
    listed $72,000 Active 112-char remark

    Show marketing remark (112 chars)

    Great home with hardwood floors, central HVAC, updated fixtures, vinyl windows and newer roof. Being sold as-is.

11. 2003-01-14
    soldstatus $30,000
12. 1994-08-26
    soldstatus $8,000

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$643/yr (+$54/mo · 105.9%)

ⓘ 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 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: $14,074
• − Mortgage interest: −$7,781
• − Property taxes: −$607
• − Insurance: −$694
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$4,041
• Taxable loss: −$1,301
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,388/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

+1636.2% since first listed

12 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-04-13 Price Changed $138,900 MLS Technology, Inc.
• 2026-04-03 Price Changed $139,900 MLS Technology, Inc.
• 2026-03-13 Price Changed $144,900 MLS Technology, Inc.
• 2026-02-26 Price Changed $149,900 MLS Technology, Inc.
• 2026-02-04 Listed $154,900 MLS Technology, Inc.
• 2025-09-17 Sold (Public Records) $72,000 Public Records
• 2025-09-16 Sold (MLS) $72,000 MLS Technology, Inc.
• 2025-08-22 Pending — MLS Technology, Inc.
• 2025-08-18 Listed $72,000 MLS Technology, Inc.
• 2003-01-14 Sold (Public Records) $30,000 Public Records
• 1994-08-26 Sold (Public Records) $8,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $607 · +8.6% YoY. Source: county tax records.