10173 E 4th Pl Pl · Tulsa, OK 74128

$120,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 18 Days on market

Built 1959 7,427 sqft lot Est $129k · 7% 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 +22.3/30.0
• ARV discount +10.8/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER HOME, OR INVESTMENT, 3 BR, 1 BTH, 1 CAR ATT BRICK/FRAME RANCH STYLE HOME, DECKED ATTIC STORAGE AREA, COVERED PATIO, CH LINK FENCE W/ DOG RUN, GARDEN AREA, CER TILE IN BATH. HDWD

Key facts

• 7,427 sq ft lot
• Garage
• Built 1959

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with storage; 1 garage space
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces south
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built per public records
• Exterior features: Covered patio and porch; Porch; Patio; Chain link fencing; Shed(s)

Interior

• Kitchen: Built-in oven; Cooktop; Oven; Range
• Bedrooms: Master bedroom on first floor; Additional bedrooms on first floor
• Flooring: Concrete floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Electric oven and range connections; Crawl space basement
• Laundry & utility: Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 38 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 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 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $50k; list at $120k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.03% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $129,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 S 104th EastAvenue	0.12mi	3/1.0	971 (+2%)	5mo	$122,000	$126	87
10126 E 4th Pl	0.11mi	3/1.0	976 (+2%)	8mo	$86,000	$88	84
265 S 104th East EastAvenue	0.07mi	3/1.5	988 (+4%)	13mo	$152,000	$154	77
622 S 105th EastPlace	0.28mi	3/1.0	1,014 (+6%)	4mo	$132,000	$130	73
115 S 107th East Ave	0.38mi	3/1.0	1,005 (+6%)	2mo	$105,000	$104	72
9779 E 4th St	0.16mi	3/1.0	1,053 (+11%)	8mo	$146,400	$139	68
9740 E 3rd St	0.25mi	3/1.5	1,066 (+12%)	4mo	$135,000	$127	62
9129 E 3rd Pl	0.63mi	3/1.0	1,004 (+6%)	4mo	$175,000	$174	58
522 S 108th EastAvenue E	0.37mi	3/1.0	1,074 (+13%)	5mo	$146,500	$136	57
9749 E 3rd St S	0.24mi	3/1.0	1,056 (+11%)	19mo	$164,500	$156	54
320 S 97th Pl E	0.31mi	3/1.0	1,064 (+12%)	15mo	$165,000	$155	53
8947 E 3rd Pl	0.73mi	3/1.0	1,027 (+8%)	20mo	$103,000	$100	36

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-6,836
• Equity at exit: $17,892

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $10,242
• Equity at exit: $10,375

Cash invested: $33,600 (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 74128

• Home prices YoY: -21.6%
• Active inventory: 38
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$629
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $198

Break-even live

Break-even rent $981

Max offer price $120,000

Occupancy floor 79%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 S 101st East Ave Tulsa, OK	1.0–2.0	1.0	786	$1,049	$1.33	2d	11	0.29mi
444 S Mingo Rd Tulsa, OK	3.0	1.0	800	$1,200	$1.50	16d	5	0.39mi
1018 S 107th East Ave Tulsa, OK	1.0–2.0	1.0	807	$925	$1.15	23d	6	0.49mi
9743 E 12th St Tulsa, OK	1.0–2.0	1.0–1.5	875	$975	$1.11	16d	3	0.60mi
11107 E Brady St Unit 132 Tulsa, OK	2.0	1.0	964	$995	$1.03	23d	1	0.85mi
11107 E Brady St Unit 458 Tulsa, OK	2.0	1.0	964	$1,155	$1.20	11d	1	0.85mi
11107 E Brady St Unit 211 Tulsa, OK	2.0	1.0	964	$1,155	$1.20	23d	1	0.85mi
11107 E Brady St Unit 338 Tulsa, OK	2.0	1.0	964	$1,095	$1.14	3d	1	0.85mi
1433 S 107th East Ave Tulsa, OK	1.0–3.0	1.0–1.5	840	$1,199	$1.43	19d	3	0.91mi
1645 S 101st East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1013	$1,899	$1.87	2d	35	1.07mi
1448 S 108th East Pl Tulsa, OK	2.0	1.0	982	$1,350	$1.37	16d	1	1.09mi

Listing history 5 events

1. 2026-05-06
   listed $120,000 Active
2. 1999-02-03
   soldstatus $50,500
3. 1999-01-29
   soldstatus $50,500 191-char remark

   Show marketing remark (191 chars)

   GREAT STARTER HOME, OR INVESTMENT, 3 BR, 1 BTH, 1 CAR ATT BRICK/FRAME RANCH STYLE HOME, DECKED ATTIC STORAGE AREA, COVERED PATIO, CH LINK FENCE W/ DOG RUN, GARDEN AREA, CER TILE IN BATH. HDWD

4. 1998-12-07
   historical 191-char remark

   Show marketing remark (191 chars)

   GREAT STARTER HOME, OR INVESTMENT, 3 BR, 1 BTH, 1 CAR ATT BRICK/FRAME RANCH STYLE HOME, DECKED ATTIC STORAGE AREA, COVERED PATIO, CH LINK FENCE W/ DOG RUN, GARDEN AREA, CER TILE IN BATH. HDWD

5. 1998-11-10
   listed $59,900 191-char remark

   Show marketing remark (191 chars)

   GREAT STARTER HOME, OR INVESTMENT, 3 BR, 1 BTH, 1 CAR ATT BRICK/FRAME RANCH STYLE HOME, DECKED ATTIC STORAGE AREA, COVERED PATIO, CH LINK FENCE W/ DOG RUN, GARDEN AREA, CER TILE IN BATH. HDWD

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,148 · $96/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $14,782
• − Mortgage interest: −$6,722
• − Property taxes: −$1,148
• − Insurance: −$600
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$3,491
• Taxable income: $456
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,269/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): 13,751
• Household income: $52,195
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 382.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 38% Two or more races 23% Black 10% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Asian/Pacific 2% Other Indo-European 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: ▼ -66.16%
• Current HPI: 240.6763
• 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

+100.3% since first listed

5 events — show timeline

• 2026-05-06 Listed $120,000 MLS Technology, Inc.
• 1999-02-03 Sold (Public Records) $50,500 Public Records
• 1999-01-29 Sold (MLS) $50,500 MLS Technology, Inc.
• 1998-12-07 Listing Removed — MLS Technology, Inc.
• 1998-11-10 Listed $59,900 MLS Technology, Inc.

Property tax history

+2.3%/yr

Latest (2025): $1,148 · +8.7% YoY. Source: county tax records.