1824 N Louisville Ave · Tulsa, OK 74115

$70,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 8 Days on market

Built 1953 7,744 sqft lot Est $139k · 50% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking. This 3 bed, 2 full bath fixer upper is full of potential. Nestled on a a spacious lot with mature trees providing shade and character, this home is the perfect canvas for an investor or buyer ready to create something special. Whether you're looking for your next project or a place to make your own, this property is priced to sell and ready for your transformation. Home to be sold As Is.

Key facts

• 7,744 sq ft lot
• Built 1953
• Listed 8 days

Property features AI

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built using wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Chain link fence; Shed(s)

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Master bedroom (First level); Bedroom (First level); Bedroom (First level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Master full bathroom with bathtub (First level); Hall full bathroom (First level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High speed Internet; Laminate counters; Ceiling fan(s); Gas oven connection; Vinyl and wood window frames
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room (inside, First level); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.4% 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: 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: Rents rising fast (+4.6%/yr); 86 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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 $484 of loan paydown is wiped out by about $2k 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 + 4.6% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $70,000

Questions for the listing agent

1. Built in 1953 — 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: 1.79% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.52%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $138,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824 N Louisville Ave	0.00mi	3/2.0	1,120 (0%)	0mo	$80,000	$71	96
1814 N Jamestown Ave	0.12mi	3/1.0	1,132 (+1%)	2mo	$140,000	$124	91
1840 N Louisville Ave	0.04mi	3/1.0	980 (-12%)	1mo	$80,000	$82	76
3323 E Xyler St	0.44mi	3/1.0	1,059 (-5%)	1mo	$160,000	$151	70
3139 E Woodrow St	0.45mi	3/1.0	1,066 (-5%)	2mo	$129,000	$121	69
2909 E Woodrow Pl	0.66mi	3/1.5	1,116 (-0%)	4mo	$137,500	$123	63
2138 N Oswego Ave	0.31mi	3/1.0	1,241 (+11%)	5mo	$180,000	$145	63
2239 N Marion Ave	0.40mi	3/1.0	996 (-11%)	4mo	$139,900	$140	60
2910 E Woodrow St	0.60mi	3/1.0	1,212 (+8%)	6mo	$68,500	$57	53
1333 N Pittsburg Ave	0.53mi	2/1.0 (-1)	1,008 (-10%)	4mo	$70,000	$69	50
1645 N College Ave	0.49mi	4/2.0 (+1)	1,266 (+13%)	2mo	$215,000	$170	44
1146 N Oswego Ave	0.74mi	3/2.0	1,225 (+9%)	7mo	$158,500	$129	40

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: 29.3%
• Equity multiple: 2.25×
• Total profit: $24,496
• Equity at exit: $10,437

10-year hold

• IRR: 37.5%
• Equity multiple: 4.74×
• Total profit: $73,397
• Equity at exit: $6,052

Cash invested: $19,600 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$367
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $531

Break-even live

Break-even rent $577

Max offer price $70,000

Occupancy floor 52%

Sensitivity live

Price	-10% $571	-5% $551	+0% $531	+5% $511	+10% $492
Rent	-10% $432	-5% $482	+0% $531	+5% $581	+10% $630
Rate	-1.0pp $566	-0.5pp $549	base $531	+0.5pp $513	+1.0pp $495

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	0.09mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	4d	1	0.23mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	0.54mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	24d	1	0.64mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	0.73mi
4257 E Young Pl Tulsa, OK	4.0	1.0	1152	$1,150	$1.00	24d	1	0.74mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	24d	1	0.75mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	24d	1	0.75mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	17d	1	0.85mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	4d	1	1.00mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	24d	1	1.01mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	24d	1	1.14mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	4d	1	1.15mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	17d	1	1.15mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	24d	1	1.20mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	24d	1	1.24mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	4d	1	1.32mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	4d	1	1.46mi
1404 N Kingston Ave Tulsa, OK	4.0	1.0	1279	$1,350	$1.06	24d	1	1.48mi

Listing history 4 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   status Active
3. 2026-05-11
   status Pending
4. 2026-05-05
   listed $70,000 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $14,997
• − Mortgage interest: −$3,921
• − Property taxes: −$718
• − Insurance: −$350
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,036
• Taxable income: $5,572
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $5,037/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

4 events — show timeline

• 2026-05-13 Pending — MLS Technology, Inc.
• 2026-05-11 Relisted — MLS Technology, Inc.
• 2026-05-11 Pending — MLS Technology, Inc.
• 2026-05-05 Listed $70,000 MLS Technology, Inc.

Property tax history

+1.6%/yr

Latest (2025): $718 · +8.6% YoY. Source: county tax records.