1458 N Evanston Pl · Tulsa, OK 74110

$95,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 8 Days on market

Built 1953 7,841 sqft lot Est $97k · at est.

---

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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +8.3/15.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Well-maintained 3-bedroom, 1-bath home being sold as-is. Cash or conventional financing only.

Key facts

• 7,841 sq ft lot
• Garage
• Built 1953

Property features AI

Finance

• Financial info: Annual tax information provided separately
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry on crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Year built source: public records
• Exterior features: Chain link fencing; No additional exterior amenities listed

Interior

• Kitchen: Oven; Range; Stove
• Bedrooms: Bedroom count not provided
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Window cooling units
• Interior features: Vinyl windows; Laminate countertops; No additional interior amenities listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.2% 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: Rents rising (+1.8%/yr); 57 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($657 loan paydown + $8k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $30k; list at $95k implies a 222% gain — meaningful room to come down on a strong offer.

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 $95,000

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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $96,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2018 N Delaware Pl	0.51mi	3/1.0	888 (0%)	3mo	$153,000	$172	74
2032 N Evanston Pl	0.52mi	3/1.0	912 (+3%)	2mo	$61,000	$67	70
2707 E Marshall St	0.39mi	3/1.0	965 (+9%)	2mo	$105,000	$109	66
1901 N Atlanta Ave	0.65mi	3/1.0	909 (+2%)	0mo	$131,500	$145	65
2918 E Woodrow St	0.58mi	2/1.0 (-1)	876 (-1%)	2mo	$62,500	$71	65
1551 N Indianapolis Ave	0.51mi	2/1.0 (-1)	926 (+4%)	2mo	$132,500	$143	63
1421 N Indianapolis Ave	0.41mi	2/1.0 (-1)	841 (-5%)	7mo	$179,000	$213	61
1041 N Florence Ave E	0.51mi	3/1.0	939 (+6%)	11mo	$70,000	$75	57
3116 E Woodrow St	0.59mi	2/1.0 (-1)	910 (+2%)	10mo	$88,500	$97	55
1146 N Harvard Ave	0.50mi	2/1.0 (-1)	955 (+8%)	9mo	$120,000	$126	52
1840 N Louisville Ave	0.69mi	3/1.0	980 (+10%)	1mo	$80,000	$82	49
1920 N Lewis Pl	0.73mi	2/1.0 (-1)	928 (+4%)	6mo	$35,000	$38	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.32×
• Total profit: $61,714
• Equity at exit: $76,694

10-year hold

• IRR: 27.4%
• Equity multiple: 7.09×
• Total profit: $161,976
• Equity at exit: $156,761

Cash invested: $26,600 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$498
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $310

Break-even live

Break-even rent $747

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	23d	1	0.17mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	3d	1	0.32mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	0.47mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	3d	1	0.54mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	23d	1	0.59mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	23d	1	0.60mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	23d	1	0.60mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	23d	1	0.78mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	3d	1	0.94mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	1.00mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	1.18mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	1.29mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	1.31mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	1.32mi

Listing history 9 events

1. 2026-05-23
   status Pending
2. 2026-05-15
   listed $95,000 Active
3. 2024-10-19
   historical $995
4. 2024-10-09
   price $995
5. 2024-09-26
   price $1,025
6. 2024-09-11
   price $1,075
7. 2024-06-11
   listed $1,175
8. 2022-07-22
   price $950
9. 1986-12-01
   soldstatus $29,500

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$222/yr (+$18/mo · 35.1%)

ⓘ 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: $13,677
• − Mortgage interest: −$5,321
• − Property taxes: −$633
• − Insurance: −$475
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,764
• Taxable income: $2,296
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $3,168/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+222.0% since first listed

9 events — show timeline

• 2026-05-23 Pending — MLS Technology, Inc.
• 2026-05-15 Listed $95,000 MLS Technology, Inc.
• 2024-10-19 Rental Removed $995 APPFOLIO
• 2024-10-09 Price Changed $995 APPFOLIO
• 2024-09-26 Price Changed $1,025 APPFOLIO
• 2024-09-11 Price Changed $1,075 APPFOLIO
• 2024-06-11 Listed for Rent $1,175 APPFOLIO
• 2022-07-22 Price Changed $950 RENT.
• 1986-12-01 Sold (Public Records) $29,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $633 · +8.8% YoY. Source: county tax records.