5514 W 3rd St · Tulsa, OK 74127

$129,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.38 ac lot Est $144k · 11% 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 +28.5/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 1.5-bath home situated on approximately * * 0.38 acres * * in a convenient location between * * Sand Springs and downtown Tulsa * * , offering easy access to major highways and the turnpike for a quick commute. The property features several * * Window World replacement windows with a transferable warranty * * , providing added value and peace of mind. Accessibility is enhanced with an existing  ramp, and the spacious lot includes exceptional storage options with a * * large storage building equipped with electricity * * , an additional storage shed, and * * two shipping containers * * , all of which will remain with the property

Key facts

• Existing ramp
• Convenient location
• 0.38 acre lot

Tags

• LARGE STORAGE BUILDING
• ADDITIONAL STORAGE SHED
• TWO SHIPPING CONTAINERS
• EXISTING RAMP
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Septic tank sewer
• Home design: Single-story; North-facing; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Concrete driveway; Enclosed porch; Porch; Shed(s) / storage; Chain link fencing; Storm shelter

Interior

• Kitchen: Eat-in kitchen; Oven, Range, Stove; Dishwasher; Refrigerator
• Bedrooms: Total of 3 rooms (includes bedrooms and other rooms)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom; Hall bath with shower
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl and wood frame windows; Laminate counters; Gas range and gas oven connections; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup; Utility room (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-6 ($-68/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (0.8% below list).
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $128k (0.8% below list) — sets the bar for cash-flow.
• 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 (+2.5%/yr); 113 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/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 $892 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate 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 $127,998 (0.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $144,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5330 W 2nd St	0.11mi	3/2.0	1,212 (0%)	7mo	$90,000	$74	85
4933 W 2nd St	0.19mi	2/1.0 (-1)	1,224 (+1%)	8mo	$47,500	$39	78
444 S 43rd WestAvenue	0.64mi	3/1.0	1,212 (0%)	0mo	$95,000	$78	70
4920 Charles Page Blvd	0.41mi	3/1.0	1,092 (-10%)	1mo	$142,400	$130	64
429 S 49th WestAvenue	0.31mi	3/1.0	1,050 (-13%)	1mo	$155,000	$148	62
4330 W Archer St	0.57mi	3/1.0	1,164 (-4%)	6mo	$155,900	$134	62
5677 W 3rd St	0.19mi	2/1.0 (-1)	1,072 (-12%)	8mo	$95,500	$89	60
5112 W 10th St	0.52mi	2/1.5 (-1)	1,160 (-4%)	8mo	$163,900	$141	55
5340 W 11th St	0.59mi	4/2.0 (+1)	1,250 (+3%)	4mo	$148,000	$118	55
4716 W 8th St	0.55mi	4/2.0 (+1)	1,292 (+7%)	1mo	$158,000	$122	53
224 N 43rd Ave	0.69mi	2/1.0 (-1)	1,391 (+15%)	6mo	$115,000	$83	33
344 S 41st WestAvenue	0.74mi	4/1.5 (+1)	1,383 (+14%)	6mo	$165,000	$119	30

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-21,884
• Equity at exit: $19,234

10-year hold

• IRR: -10.3%
• Equity multiple: 0.39×
• Total profit: $-22,035
• Equity at exit: $11,154

Cash invested: $36,120 (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 74127

• Home prices YoY: -20.4%
• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-6

Break-even live

Break-even rent $1,519

Max offer price $127,998

Occupancy floor 95%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5330 W 2nd St Tulsa, OK	4.0	2.0	1212	$1,700	$1.40	1d	1	0.09mi
5913 W 8th St Tulsa, OK	2.0	1.0	820	$1,050	$1.28	21d	1	0.56mi

Listing history 2 events

1. 2026-06-19
   remarks 694-char remark
2. 2026-06-19
   listed $129,000 Active 1 DOM

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$642/yr (+$54/mo · 123.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,142
• − Mortgage interest: −$7,226
• − Property taxes: −$519
• − Insurance: −$5,764
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$3,753
• Taxable loss: −$2,022
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $417/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

• County: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 16,324
• Household income: $46,373
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 782.0

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 0.66)
• Race & ethnicity: White 50% Black 28% Two or more races 10% Hispanic / Latino 7% Native American 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -59.31%
• Current HPI: 231.5994
• Rent YoY: ▲ 2.45%
• 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

1 event — show timeline

• 2026-06-15 Listed $129,000 MLS Technology, Inc.

Property tax history

+3.6%/yr

Latest (2025): $519 · +0.6% YoY. Source: county tax records.