223 E 52nd St N · Tulsa, OK 74126

$75,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 297 Days on market

Built 1958 7,080 sqft lot Est $73k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• 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

Investment Opportunity in Tulsa! Property to be sold in AS-IS condition. Shown by appointment only. Do not disturb occupants.

Key facts

• 7,080 sq ft lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Gas service for heating and water heater
• Home design: Single-story home; Faces south; Entry and living areas on the first floor
• Construction: Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built listed from public records
• Exterior features: Covered porch; Concrete driveway

Interior

• Kitchen: No kitchen appliance or feature details provided
• Bedrooms: Master bedroom on the first floor; Two additional bedrooms on the first floor
• Flooring: Hardwood
• Bathrooms: One full bathroom (hall/full) on the first floor
• Heating & cooling: Central heating (gas)
• Interior features: Hardwood floors; No notable built-in interior features reported
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: 71 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.59% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.26%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $72,816
• 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	0.28mi	3/1.0	864 (-3%)	2mo	$72,000	$83	81
274 E 53rd St N	0.15mi	3/1.0	962 (+8%)	1mo	$137,000	$142	79
105 W 50th St	0.38mi	3/1.0	864 (-3%)	4mo	$67,000	$78	74
331 W 49th St N	0.56mi	3/1.0	888 (0%)	1mo	$55,000	$62	73
5234 N Kenosha Ave	0.59mi	3/1.0	888 (0%)	3mo	$72,500	$82	70
517 E 57th St	0.57mi	3/1.0	912 (+3%)	5mo	$62,000	$68	65
334 W 49th St	0.58mi	3/1.0	864 (-3%)	4mo	$67,000	$78	65
338 W 49th St	0.59mi	3/1.0	864 (-3%)	4mo	$66,000	$76	65
328 W 48th St N	0.60mi	3/1.0	864 (-3%)	5mo	$53,500	$62	63
538 E 48th Pl N	0.45mi	3/1.0	984 (+11%)	1mo	$131,000	$133	60
614 E 52nd St N	0.32mi	3/1.0	1,014 (+14%)	5mo	$120,000	$118	57
4356 N Elgin Ave	0.71mi	4/1.0 (+1)	864 (-3%)	5mo	$73,600	$85	53

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: 21.2%
• Equity multiple: 1.87×
• Total profit: $18,222
• Equity at exit: $11,183

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $54,943
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$393
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $477

Break-even live

Break-even rent $591

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $520	-5% $498	+0% $477	+5% $456	+10% $435
Rent	-10% $383	-5% $430	+0% $477	+5% $524	+10% $572
Rate	-1.0pp $515	-0.5pp $496	base $477	+0.5pp $458	+1.0pp $438

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	22d	1	0.49mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	3d	1	0.51mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	22d	1	0.60mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	3d	1	0.67mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	3d	1	0.71mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	0.72mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	3d	1	1.24mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	3d	1	1.30mi
5135 N Utica Ave Tulsa, OK	3.0	1.0	840	$995	$1.18	25d	1	1.39mi

Listing history 23 events

1. 2026-06-22
   days on market $75,000 Active 297 DOM
2. 2026-06-18
   days on market $75,000 Active 294 DOM
3. 2026-06-17
   days on market $75,000 Active 293 DOM
4. 2026-06-16
   days on market $75,000 Active 292 DOM
5. 2026-06-15
   days on market $75,000 Active 291 DOM
6. 2026-06-13
   days on market $75,000 Active 289 DOM
7. 2026-06-10
   days on market $75,000 Active 286 DOM
8. 2026-06-09
   days on market $75,000 Active 285 DOM
9. 2026-06-08
   days on market $75,000 Active 284 DOM
10. 2026-06-07
    days on market $75,000 Active 283 DOM
11. 2026-06-05
    days on market $75,000 Active 280 DOM
12. 2026-06-03
    days on market $75,000 Active 279 DOM
13. 2026-06-02
    days on market $75,000 Active 278 DOM
14. 2026-06-01
    days on market $75,000 Active 277 DOM
15. 2026-05-31
    days on market $75,000 Active 276 DOM
16. 2025-11-21
    price $75,000
17. 2025-08-28
    listed $95,000 Active
18. 2009-04-04
    historical
19. 2008-10-09
    listed $55,500
20. 2007-09-10
    soldstatus $61,000
21. 2007-09-04
    soldstatus $30,030
22. 2007-06-13
    listed $36,000
23. 1999-01-27
    soldstatus $60,000

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$163/yr (+$14/mo · 31.8%)

ⓘ 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 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: $14,345
• − Mortgage interest: −$4,201
• − Property taxes: −$512
• − Insurance: −$375
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,182
• Taxable income: $4,779
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $4,578/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

+25.0% since first listed

8 events — show timeline

• 2025-11-21 Price Changed $75,000 MLS Technology, Inc.
• 2025-08-28 Listed $95,000 MLS Technology, Inc.
• 2009-04-04 Listing Removed — MLS Technology, Inc.
• 2008-10-09 Listed $55,500 MLS Technology, Inc.
• 2007-09-10 Sold (Public Records) $61,000 Public Records
• 2007-09-04 Sold (MLS) $30,030 MLS Technology, Inc.
• 2007-06-13 Listed $36,000 MLS Technology, Inc.
• 1999-01-27 Sold (Public Records) $60,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $512 · +8.7% YoY. Source: county tax records.