4697 N Boston Pl · Tulsa, OK 74126

$85,000

4 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 114 Days on market

Built 1957 7,839 sqft lot Est $133k · 36% under

---

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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

For recording purposes only.

Key facts

• 7,839 sq ft lot
• Built 1957
• Listed 114 days

Property features AI

Finance

• Other: Annual tax information withheld per instructions
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Entry on crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built from public records
• Exterior features: Corner lot; No additional exterior features indicated; Barbed wire fencing

Interior

• Kitchen: Oven; Range
• Bedrooms: Bedroom details not provided
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Gas heating; Central air conditioning
• Interior features: Laminate counters; Vinyl window frames; Tile flooring; No additional interior features indicated
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 70 active listings in the ZIP; 10 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 35% 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 $588 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 + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $85k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.90%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $133,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 N Detroit Ave	0.25mi	4/1.0	1,350 (-5%)	5mo	$75,000	$56	74
44 E 50th Pl N	0.16mi	4/1.0	1,296 (-8%)	15mo	$88,500	$68	64
554 E 48th Pl N	0.40mi	4/2.0	1,229 (-13%)	0mo	$141,000	$115	57
505 E 48th Pl N	0.28mi	3/2.0 (-1)	1,515 (+7%)	14mo	$185,000	$122	56
643 E 51st Pl	0.56mi	3/1.0 (-1)	1,454 (+3%)	15mo	$130,000	$89	50
153 W 50th Pl N	0.36mi	3/1.5 (-1)	1,251 (-12%)	11mo	$150,000	$120	49
5307 N Frankfort St	0.54mi	4/2.0	1,263 (-11%)	10mo	$152,000	$120	47
247 E 54th St N	0.54mi	4/1.5	1,300 (-8%)	18mo	$115,000	$88	46
658 E 53rd St N	0.67mi	3/1.0 (-1)	1,264 (-11%)	2mo	$133,000	$105	42
5463 N Frankfort Ave	0.70mi	3/1.0 (-1)	1,354 (-4%)	14mo	$40,000	$30	42
5127 N Hartford Ave	0.62mi	3/1.0 (-1)	1,274 (-10%)	13mo	$53,500	$42	36
732 E 53rd St N	0.74mi	3/1.0 (-1)	1,274 (-10%)	18mo	$120,000	$94	27

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $12,624
• Equity at exit: $12,674

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $44,962
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $415

Break-even live

Break-even rent $689

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	1d	1	0.36mi
636 E 49th Pl N Tulsa, OK	3.0	1.0	1152	$1,000	$0.87	14d	1	0.48mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	1d	1	0.51mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	0.83mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	0.94mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	1d	1	0.97mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	1d	1	1.07mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	1d	1	1.40mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	1d	1	1.48mi
6308 N Boulder Ave Unit A Tulsa, OK	3.0	2.0	1200	$1,500	$1.25	1d	1	1.49mi

Listing history 22 events

1. 2026-06-13
   statusdays on market $85,000 Pending 114 DOM
2. 2026-06-10
   days on market $85,000 Active 113 DOM
3. 2026-06-09
   days on market $85,000 Active 112 DOM
4. 2026-06-08
   days on market $85,000 Active 111 DOM
5. 2026-06-07
   days on market $85,000 Active 110 DOM
6. 2026-06-05
   days on market $85,000 Active 107 DOM
7. 2026-06-03
   days on market $85,000 Active 106 DOM
8. 2026-06-02
   days on market $85,000 Active 105 DOM
9. 2026-06-01
   days on market $85,000 Active 104 DOM
10. 2026-05-31
    days on market $85,000 Active 103 DOM
11. 2026-04-21
    price $85,000
12. 2026-03-12
    price $89,000
13. 2026-02-15
    listed $92,000 Active
14. 2024-12-17
    historical $1,310
15. 2024-12-14
    listed $1,310
16. 2017-08-22
    soldstatus $48,000 Closed 28-char remark

    Show marketing remark (28 chars)

    For recording purposes only.

17. 2017-07-24
    status Pending 28-char remark

    Show marketing remark (28 chars)

    For recording purposes only.

18. 2017-07-24
    listed $48,000 Active 28-char remark

    Show marketing remark (28 chars)

    For recording purposes only.

19. 2014-09-26
    historical 38-char remark

    Show marketing remark (38 chars)

    Entered for Statistical purposes only.

20. 2014-06-25
    soldstatus $49,000
21. 2014-06-06
    soldstatus $49,000 38-char remark

    Show marketing remark (38 chars)

    Entered for Statistical purposes only.

22. 2014-06-06
    listed $49,000 38-char remark

    Show marketing remark (38 chars)

    Entered for Statistical purposes only.

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$4/yr ($0/mo · 0.5%)

ⓘ 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 6/10 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: $14,570
• − Mortgage interest: −$4,761
• − Property taxes: −$761
• − Insurance: −$425
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,473
• Taxable income: $3,819
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $4,059/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

+73.5% since first listed

12 events — show timeline

• 2026-04-21 Price Changed $85,000 MLS Technology, Inc.
• 2026-03-12 Price Changed $89,000 MLS Technology, Inc.
• 2026-02-15 Listed $92,000 MLS Technology, Inc.
• 2024-12-17 Rental Removed $1,310 RENTALBEAST
• 2024-12-14 Listed for Rent $1,310 RENTALBEAST
• 2017-08-22 Sold (MLS) $48,000 MLS Technology, Inc.
• 2017-07-24 Pending — MLS Technology, Inc.
• 2017-07-24 Listed $48,000 MLS Technology, Inc.
• 2014-09-26 Listing Removed — MLS Technology, Inc.
• 2014-06-25 Sold (Public Records) $49,000 Public Records
• 2014-06-06 Listed $49,000 MLS Technology, Inc.
• 2014-06-06 Sold (MLS) $49,000 MLS Technology, Inc.

Property tax history

+6.3%/yr

Latest (2025): $761 · +8.6% YoY. Source: county tax records.