3174 N Iroquois Ave · Tulsa, OK 74106

$105,400

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 174 Days on market

Built 1955 7,200 sqft lot Est $102k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +6.1/15.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

Key facts

• 7,200 sq ft lot
• Built 1955
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 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 (+3.5%/yr); 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 42% of the median local income ($41k/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 $729 of loan paydown is wiped out by about $3k 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 + 3.5% rent growth), your $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $92,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1955 — 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: 1.35% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $102,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3125 N Hartford Ave	0.15mi	3/1.0	912 (+3%)	6mo	$134,000	$147	83
3232 N Hartford Ave	0.12mi	3/1.0	912 (+3%)	13mo	$134,000	$147	79
711 E 32nd Pl N	0.08mi	3/1.0	864 (-3%)	15mo	$50,000	$58	79
3226 N Garrison Ave	0.18mi	3/1.0	928 (+4%)	9mo	$136,000	$147	77
3723 N Lansing Pl	0.54mi	3/1.0	935 (+5%)	9mo	$67,500	$72	58
3759 N Hartford Ave	0.59mi	3/1.0	936 (+5%)	13mo	$126,000	$135	53
549 E 27th Pl	0.53mi	2/1.0 (-1)	840 (-5%)	19mo	$97,000	$115	45
314 E Mohawk Blvd	0.75mi	2/1.0 (-1)	812 (-9%)	2mo	$52,500	$65	44
247 E 27th Ct N	0.65mi	3/1.0	977 (+10%)	10mo	$112,000	$115	44
223 E 27th Ct N	0.69mi	2/1.0 (-1)	992 (+12%)	8mo	$37,000	$37	37
244 E 29th St N	0.60mi	3/1.0	1,011 (+14%)	17mo	$150,000	$148	35
2556 N Madison Ave	0.73mi	2/1.0 (-1)	775 (-13%)	15mo	$55,000	$71	27

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.52×
• Total profit: $15,220
• Equity at exit: $15,715

10-year hold

• IRR: 22.1%
• Equity multiple: 2.93×
• Total profit: $56,969
• Equity at exit: $9,113

Cash invested: $29,512 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$553
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $495

Break-even live

Break-even rent $800

Max offer price $105,400

Occupancy floor 60%

Sensitivity live

Price	-10% $555	-5% $525	+0% $495	+5% $466	+10% $436
Rent	-10% $383	-5% $439	+0% $495	+5% $552	+10% $608
Rate	-1.0pp $549	-0.5pp $522	base $495	+0.5pp $468	+1.0pp $440

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: $26,350
• Closing costs: $3,162
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	17d	1	0.99mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	25d	1	0.99mi
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	17d	1	1.07mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	3d	1	1.44mi

Listing history 43 events

1. 2026-06-18
   days on market $105,400 Active 174 DOM
2. 2026-06-17
   days on market $105,400 Active 173 DOM
3. 2026-06-16
   days on market $105,400 Active 172 DOM
4. 2026-06-15
   days on market $105,400 Active 171 DOM
5. 2026-06-13
   days on market $105,400 Active 169 DOM
6. 2026-06-10
   days on market $105,400 Active 166 DOM
7. 2026-06-09
   days on market $105,400 Active 165 DOM
8. 2026-06-08
   days on market $105,400 Active 164 DOM
9. 2026-06-07
   days on market $105,400 Active 163 DOM
10. 2026-06-05
    days on market $105,400 Active 160 DOM
11. 2026-06-03
    days on market $105,400 Active 159 DOM
12. 2026-06-02
    days on market $105,400 Active 158 DOM
13. 2026-06-01
    days on market $105,400 Active 157 DOM
14. 2026-05-31
    days on market $105,400 Active 156 DOM
15. 2026-03-16
    price $105,400 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

16. 2026-02-23
    status Active 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

17. 2026-02-23
    price $106,400 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

18. 2026-02-23
    historical 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

19. 2026-01-23
    price $106,500 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

20. 2026-01-15
    price $109,000 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

21. 2025-12-24
    listed $117,890 Active 231-char remark

    Show marketing remark (231 chars)

    DO NOT DISTURB TENANTS. Excellent opportunity for primary homebuyers, owner-occupancy potential or investors seeking immediate rental income with strong cash flow. Properties may be purchased individually or as part of a portfolio.

22. 2021-06-10
    soldstatus $1,450,000
23. 2021-05-28
    soldstatus $45,312 Closed 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

24. 2021-04-23
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

25. 2021-03-29
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

26. 2021-03-03
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

27. 2021-01-26
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

28. 2021-01-08
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

29. 2020-12-31
    historical 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

30. 2020-09-30
    listed $54,687 Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

31. 2016-03-03
    soldstatus $27,000 Closed
32. 2015-12-22
    status Pending
33. 2015-07-15
    listed $27,000 Active
34. 2015-06-22
    historical
35. 2015-06-03
    listed $27,000 Active
36. 2010-07-22
    soldstatus $9,600
37. 2010-06-23
    historical
38. 2010-05-03
    listed $9,500
39. 2006-06-05
    soldstatus $58,000
40. 2004-04-15
    soldstatus $42,500
41. 2001-09-18
    soldstatus $25,000
42. 2001-09-11
    historical
43. 2001-08-01
    listed $32,900

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: +$524/yr (+$44/mo · 123.2%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,127
• − Mortgage interest: −$5,904
• − Property taxes: −$425
• − Insurance: −$527
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,066
• Taxable income: $4,465
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,874/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

+220.4% since first listed

29 events — show timeline

• 2026-03-16 Price Changed $105,400 MLS Technology, Inc.
• 2026-02-23 Relisted — MLS Technology, Inc.
• 2026-02-23 Price Changed $106,400 MLS Technology, Inc.
• 2026-02-23 Listing Removed — MLS Technology, Inc.
• 2026-01-23 Price Changed $106,500 MLS Technology, Inc.
• 2026-01-15 Price Changed $109,000 MLS Technology, Inc.
• 2025-12-24 Listed $117,890 MLS Technology, Inc.
• 2021-06-10 Sold (Public Records) $1,450,000 Public Records
• 2021-05-28 Sold (MLS) $45,312 MLS Technology, Inc.
• 2021-04-23 Pending — MLS Technology, Inc.
• 2021-03-29 Relisted — MLS Technology, Inc.
• 2021-03-03 Pending — MLS Technology, Inc.
• 2021-01-26 Relisted — MLS Technology, Inc.
• 2021-01-08 Pending — MLS Technology, Inc.
• 2020-12-31 Listing Removed — MLS Technology, Inc.
• 2020-09-30 Listed $54,687 MLS Technology, Inc.
• 2016-03-03 Sold (MLS) $27,000 MLS Technology, Inc.
• 2015-12-22 Pending — MLS Technology, Inc.
• 2015-07-15 Listed $27,000 MLS Technology, Inc.
• 2015-06-22 Listing Removed — MLS Technology, Inc.
• 2015-06-03 Listed $27,000 MLS Technology, Inc.
• 2010-07-22 Sold (MLS) $9,600 MLS Technology, Inc.
• 2010-06-23 Listing Removed — MLS Technology, Inc.
• 2010-05-03 Listed $9,500 MLS Technology, Inc.
• 2006-06-05 Sold (Public Records) $58,000 Public Records
• 2004-04-15 Sold (Public Records) $42,500 Public Records
• 2001-09-18 Sold (MLS) $25,000 MLS Technology, Inc.
• 2001-09-11 Listing Removed — MLS Technology, Inc.
• 2001-08-01 Listed $32,900 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $425 · +8.7% YoY. Source: county tax records.