250 E 51st Pl · Tulsa, OK 74126

$133,500

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 63 Days on market

Built 1958 8,296 sqft lot

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• 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

Remodeled 3 bedroom with new HVAC, hot water tank, siding, luxury vinyl plank flooring, garage door and EOHD, windows, electric panel, lighting, mini blinds. Living has ceiling fan. Kitchen has granite counters, new cabinets and knobs, dishwasher, sink, gas stove - even the frig is included! Bath is also redone with new tub, vanity, mirror, lights, faucet and tile surround. Come see this one!

Key facts

• Hot water tank
• Granite countertops
• Vinyl plank flooring

Tags

• HOT WATER TANK
• VINYL PLANK FLOORING
• GARAGE DOOR WITH OPENER
• UPDATED ELECTRIC PANEL
• GRANITE COUNTERTOPS
• CABINETS WITH MODERN HARDWARE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Community gutters

Exterior

• Parking: Attached garage (1 car)
• Security: Leased security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Porch; Chain link fence; Mature trees on lot

Interior

• Kitchen: Oven; Range; Dishwasher
• Bedrooms: Master bedroom on first floor; Additional bedrooms on first floor
• Flooring: Vinyl flooring
• Bathrooms: Master bath and full hall bath on first floor; Total of 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Vinyl windows
• Laundry & utility: Utility room located off the garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $119k (10.7% below list).
• Recommended offer: $119k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 9 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 34% 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 $923 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 63 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $119,183 (10.7% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $70,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 E 50th Pl N	0.27mi	3/1.0	864 (0%)	2mo	$72,000	$83	85
105 W 50th St	0.39mi	3/1.0	864 (0%)	4mo	$67,000	$78	78
274 E 53rd St N	0.18mi	3/1.0	962 (+11%)	1mo	$137,000	$142	72
334 W 49th St	0.58mi	3/1.0	864 (0%)	4mo	$67,000	$78	69
338 W 49th St	0.59mi	3/1.0	864 (0%)	4mo	$66,000	$76	69
331 W 49th St N	0.56mi	3/1.0	888 (+3%)	1mo	$55,000	$62	68
328 W 48th St N	0.60mi	3/1.0	864 (0%)	5mo	$53,500	$62	68
5234 N Kenosha Ave	0.56mi	3/1.0	888 (+3%)	3mo	$72,500	$82	67
4356 N Elgin Ave	0.62mi	4/1.0 (+1)	864 (0%)	5mo	$73,600	$85	62
538 E 48th Pl N	0.35mi	3/1.0	984 (+14%)	1mo	$131,000	$133	59
517 E 57th St	0.62mi	3/1.0	912 (+6%)	5mo	$62,000	$68	58
4667 N Cheyenne Ave	0.51mi	3/2.0	912 (+6%)	7mo	$135,000	$148	57

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-19,274
• Equity at exit: $19,905

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-13,727
• Equity at exit: $11,543

Cash invested: $37,380 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$700
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $37

Break-even live

Break-even rent $1,145

Max offer price $133,500

Occupancy floor 92%

Sensitivity live

Price	-10% $112	-5% $75	+0% $37	+5% $-1	+10% $-39
Rent	-10% $-57	-5% $-10	+0% $37	+5% $84	+10% $131
Rate	-1.0pp $104	-0.5pp $71	base $37	+0.5pp $2	+1.0pp $-33

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: $33,375
• Closing costs: $4,005
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.42mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	23d	1	0.50mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	23d	1	0.62mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	3d	1	0.66mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	0.67mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	3d	1	0.74mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	3d	1	1.19mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	3d	1	1.25mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	25d	1	1.34mi

Listing history 31 events

1. 2026-06-22
   days on market $133,500 Active 63 DOM
2. 2026-06-18
   days on market $133,500 Active 60 DOM
3. 2026-06-17
   days on market $133,500 Active 59 DOM
4. 2026-06-16
   days on market $133,500 Active 58 DOM
5. 2026-06-15
   days on market $133,500 Active 57 DOM
6. 2026-06-13
   days on market $133,500 Active 55 DOM
7. 2026-06-10
   days on market $133,500 Active 52 DOM
8. 2026-06-09
   days on market $133,500 Active 51 DOM
9. 2026-06-08
   days on market $133,500 Active 50 DOM
10. 2026-06-07
    days on market $133,500 Active 49 DOM
11. 2026-06-05
    days on market $133,500 Active 46 DOM
12. 2026-06-03
    days on market $133,500 Active 45 DOM
13. 2026-06-02
    days on market $133,500 Active 44 DOM
14. 2026-06-01
    days on market $133,500 Active 43 DOM
15. 2026-05-31
    days on market $133,500 Active 42 DOM
16. 2026-05-05
    status Pending
17. 2026-04-28
    price $139,900
18. 2026-04-10
    price $145,000
19. 2026-03-27
    listed $150,000 Active
20. 2023-09-14
    soldstatus $126,500
21. 2023-09-13
    soldstatus $126,500 Closed 395-char remark

    Show marketing remark (395 chars)

    Remodeled 3 bedroom with new HVAC, hot water tank, siding, luxury vinyl plank flooring, garage door and EOHD, windows, electric panel, lighting, mini blinds. Living has ceiling fan. Kitchen has granite counters, new cabinets and knobs, dishwasher, sink, gas stove - even the frig is included! Bath is also redone with new tub, vanity, mirror, lights, faucet and tile surround. Come see this one!

22. 2023-08-25
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Remodeled 3 bedroom with new HVAC, hot water tank, siding, luxury vinyl plank flooring, garage door and EOHD, windows, electric panel, lighting, mini blinds. Living has ceiling fan. Kitchen has granite counters, new cabinets and knobs, dishwasher, sink, gas stove - even the frig is included! Bath is also redone with new tub, vanity, mirror, lights, faucet and tile surround. Come see this one!

23. 2023-08-10
    price $130,000 395-char remark

    Show marketing remark (395 chars)

    Remodeled 3 bedroom with new HVAC, hot water tank, siding, luxury vinyl plank flooring, garage door and EOHD, windows, electric panel, lighting, mini blinds. Living has ceiling fan. Kitchen has granite counters, new cabinets and knobs, dishwasher, sink, gas stove - even the frig is included! Bath is also redone with new tub, vanity, mirror, lights, faucet and tile surround. Come see this one!

24. 2023-07-29
    listed $135,000 Active 395-char remark

    Show marketing remark (395 chars)

    Remodeled 3 bedroom with new HVAC, hot water tank, siding, luxury vinyl plank flooring, garage door and EOHD, windows, electric panel, lighting, mini blinds. Living has ceiling fan. Kitchen has granite counters, new cabinets and knobs, dishwasher, sink, gas stove - even the frig is included! Bath is also redone with new tub, vanity, mirror, lights, faucet and tile surround. Come see this one!

25. 2021-06-25
    soldstatus $25,000 Closed 48-char remark

    Show marketing remark (48 chars)

    Sold at time of listing for statistical purposes

26. 2021-06-11
    historical 48-char remark

    Show marketing remark (48 chars)

    Sold at time of listing for statistical purposes

27. 2021-06-11
    listed $25,000 48-char remark

    Show marketing remark (48 chars)

    Sold at time of listing for statistical purposes

28. 2012-10-10
    soldstatus $7,000
29. 2012-09-25
    historical
30. 2012-07-12
    listed $8,950
31. 1991-07-01
    soldstatus $6,500

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,302
• − Mortgage interest: −$7,478
• − Property taxes: −$1,787
• − Insurance: −$668
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,884
• Taxable loss: −$1,802
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $876/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

+2052.3% since first listed

16 events — show timeline

• 2026-05-05 Pending — MLS Technology, Inc.
• 2026-04-28 Price Changed $139,900 MLS Technology, Inc.
• 2026-04-10 Price Changed $145,000 MLS Technology, Inc.
• 2026-03-27 Listed $150,000 MLS Technology, Inc.
• 2023-09-14 Sold (Public Records) $126,500 Public Records
• 2023-09-13 Sold (MLS) $126,500 MLS Technology, Inc.
• 2023-08-25 Pending — MLS Technology, Inc.
• 2023-08-10 Price Changed $130,000 MLS Technology, Inc.
• 2023-07-29 Listed $135,000 MLS Technology, Inc.
• 2021-06-25 Sold (MLS) $25,000 MLS Technology, Inc.
• 2021-06-11 Listing Removed — MLS Technology, Inc.
• 2021-06-11 Listed $25,000 MLS Technology, Inc.
• 2012-10-10 Sold (MLS) $7,000 MLS Technology, Inc.
• 2012-09-25 Listing Removed — MLS Technology, Inc.
• 2012-07-12 Listed $8,950 MLS Technology, Inc.
• 1991-07-01 Sold (Public Records) $6,500 Public Records

Property tax history

+15.5%/yr

Latest (2025): $1,787 · +6.8% YoY. Source: county tax records.