7122 E Easton Pl · Tulsa, OK 74115

$149,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 7 Days on market

Built 1952 7,434 sqft lot Est $167k · 11% under

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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 +16.1/30.0
• ARV discount +12.4/15.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This little diamond in the rough raised a family with love, and now it can be yours! Located in a neighborhood where people look out for each other and close to highways, there's a lot to love about this sweet home. Under those carpets lie the original hardwood floors just waiting to be exposed, and there's a huge family room for those holiday get togethers! For additional land, please see listing number 2618067. Home is being sold "as is".

Key facts

• Huge family room
• Close to highways
• 7,434 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• HUGE FAMILY ROOM
• CLOSE TO HIGHWAYS

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Crawlspace foundation
• Construction: Aluminum siding; Wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Concrete driveway; Rain gutters; Porch; Shed(s); Chain link fencing; Additional land available; Property faces north

Interior

• Kitchen: Kitchen with pantry; Oven; Range
• Bedrooms: Master bedroom (first level); Two additional bedrooms (first level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Hall full bathroom with bathtub (first level)
• Heating & cooling: Gas heating; Ductless heating; Window cooling units
• Interior features: Attic; Laminate counters; Stone counters; Ceiling fan(s); Gas range connection; Gas oven connection; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $77 ($924/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 $121k (19.1% below list).
• Recommended offer: $121k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Rents rising fast (+4.6%/yr); 89 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 32% of the median local income ($45k/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 $1k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $120,532 (19.1% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $167,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 S 69th EastAvenue	0.27mi	3/1.0	968 (-10%)	4mo	$149,900	$155	67
6840 E King St	0.37mi	3/1.0	1,173 (+9%)	4mo	$148,000	$126	66
6837 E King Pl	0.45mi	4/2.0 (+1)	1,093 (+1%)	3mo	$175,000	$160	65
7138 E King Pl	0.41mi	3/1.0	996 (-8%)	4mo	$159,900	$161	65
424 S 69th EastAvenue	0.52mi	3/1.0	1,157 (+7%)	2mo	$160,000	$138	62
7821 E 3rd St	0.54mi	3/1.0	1,170 (+8%)	1mo	$185,000	$158	60
524 N Norwood Ave	0.60mi	3/1.0	1,006 (-7%)	2mo	$185,000	$184	59
7842 E Latimer Pl	0.65mi	3/1.0	1,014 (-6%)	2mo	$115,000	$113	58
6710 E Independence Pl	0.35mi	4/1.0 (+1)	1,212 (+12%)	2mo	$138,000	$114	56
6826 King Pl	0.44mi	3/1.0	928 (-14%)	4mo	$110,000	$119	53
806 N 78th EastAvenue	0.43mi	3/2.0	1,225 (+13%)	4mo	$240,000	$196	51
468 S 76th East EastAvenue	0.62mi	3/1.5	1,236 (+14%)	2mo	$184,500	$149	43

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: -11.3%
• Equity multiple: 0.58×
• Total profit: $-17,383
• Equity at exit: $22,216

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-941
• Equity at exit: $12,883

Cash invested: $41,720 (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: 89
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$781
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $77

Break-even live

Break-even rent $1,108

Max offer price $149,000

Occupancy floor 89%

Sensitivity live

Price	-10% $161	-5% $119	+0% $77	+5% $35	+10% $-7
Rent	-10% $-18	-5% $29	+0% $77	+5% $125	+10% $172
Rate	-1.0pp $152	-0.5pp $115	base $77	+0.5pp $38	+1.0pp $-1

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6330 E 7th St Apt 12 Tulsa, OK	2.0	1.0	850	$1,025	$1.21	5d	1	0.97mi
6938 E 10th St Unit 6944 Tulsa, OK	2.0	1.0	770	$850	$1.10	25d	1	0.99mi
1404 N Kingston Ave Tulsa, OK	4.0	1.0	1279	$1,350	$1.06	25d	1	1.14mi
5347 E 5th St Tulsa, OK	3.0	1.0	1181	$1,600	$1.35	25d	1	1.22mi
1240 S 74th East Ave Tulsa, OK	2.0	1.5	832	$1,000	$1.20	25d	1	1.26mi
1246 S Memorial Dr Tulsa, OK	1.0–2.0	1.0–2.0	982	$1,080	$1.10	25d	9	1.36mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	25d	1	1.43mi

Listing history 2 events

1. 2026-05-23
   status Pending
2. 2026-05-16
   listed $149,000 Active

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$960/yr (+$80/mo · 252.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,464
• − Mortgage interest: −$8,346
• − Property taxes: −$381
• − Insurance: −$745
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,335
• Taxable loss: −$1,657
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,322/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

2 events — show timeline

• 2026-05-23 Pending — MLS Technology, Inc.
• 2026-05-16 Listed $149,000 MLS Technology, Inc.

Property tax history

+0.4%/yr

Latest (2025): $381 · +3.5% YoY. Source: county tax records.