1525 N College Ave · Tulsa, OK 74110

$150,000

5 bd · 3.0 ba · 2,707 sqft · SingleFamily public records · 10 Days on market

Built 1954 0.37 ac lot Est $257k · 42% under ↓ 9% since listing

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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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

Key facts

• Convenient location
• Above-ground pool
• 0.37 acre lot

Tags

• ABOVE-GROUND POOL
• CONVENIENT LOCATION
• VARIETY OF RETAIL STORES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.5% 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; lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $1,660/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 528% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $150,000

Questions for the listing agent

1. Built in 1954 — 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: 1.11% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $257,165
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1323 N Atlanta Ave	0.66mi	4/2.5 (-1)	2,300 (-15%)	17mo	$218,000	$95	23

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: 26.9%
• Equity multiple: 3.00×
• Total profit: $83,874
• Equity at exit: $121,095

10-year hold

• IRR: 23.5%
• Equity multiple: 6.41×
• Total profit: $227,100
• Equity at exit: $247,518

Cash invested: $42,000 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$190 /mo · $2,275/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $273

Break-even live

Break-even rent $1,315

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $358	-5% $315	+0% $273	+5% $230	+10% $188
Rent	-10% $141	-5% $207	+0% $273	+5% $338	+10% $404
Rate	-1.0pp $348	-0.5pp $311	base $273	+0.5pp $234	+1.0pp $194

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2025-06-16
   status Pending
2. 2025-06-06
   listed $150,000 Active
3. 2021-04-16
   soldstatus $140,000 Closed 312-char remark

   Show marketing remark (312 chars)

   NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

4. 2021-02-02
   status Pending 312-char remark

   Show marketing remark (312 chars)

   NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

5. 2021-02-02
   status Active 312-char remark

   Show marketing remark (312 chars)

   NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

6. 2021-01-12
   status Pending 312-char remark

   Show marketing remark (312 chars)

   NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

7. 2020-12-30
   price $133,500 312-char remark

   Show marketing remark (312 chars)

   NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

8. 2020-12-02
   price $144,900 312-char remark

   Show marketing remark (312 chars)

   NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

9. 2020-10-27
   listed $158,080 Active 312-char remark

   Show marketing remark (312 chars)

   NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

10. 2020-10-27
    historical

    Show marketing remark (312 chars)

    NEW PRICE! JUST IN TIME FOR THE HOLIDAYS. TWO LIVING AREAS. SECOND LEVEL HAS KITCHENETTE. WONDERFUL COVERED FRONT PORCH AND LARGE YARD. PLENTY OF PRIVACY. NEEDS SOME TLC. WILL BE SOLD AS-IS Property is under H & B - Highest & Best offer with a current due date of 1/8/2021 11:59:00 PM Mountain Time.

11. 2020-10-16
    price $158,000
12. 2020-09-01
    price $165,000
13. 2020-09-01
    status Active
14. 2020-08-19
    status Pending
15. 2020-07-07
    status Pending
16. 2020-07-02
    price $158,000
17. 2020-06-05
    listed $165,000 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: $2,275 · $190/mo
• Projected year-2 tax: $2,275 · $190/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: $19,918
• − Mortgage interest: −$8,402
• − Property taxes: −$2,275
• − Insurance: −$750
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$4,364
• Taxable income: $940
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,045/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

-9.1% since first listed

17 events — show timeline

• 2025-06-16 Pending — MLS Technology, Inc.
• 2025-06-06 Listed $150,000 MLS Technology, Inc.
• 2021-04-16 Sold (MLS) $140,000 MLS Technology, Inc.
• 2021-02-02 Pending — MLS Technology, Inc.
• 2021-02-02 Relisted — MLS Technology, Inc.
• 2021-01-12 Pending — MLS Technology, Inc.
• 2020-12-30 Price Changed $133,500 MLS Technology, Inc.
• 2020-12-02 Price Changed $144,900 MLS Technology, Inc.
• 2020-10-27 Listing Removed — MLS Technology, Inc.
• 2020-10-27 Listed $158,080 MLS Technology, Inc.
• 2020-10-16 Price Changed $158,000 MLS Technology, Inc.
• 2020-09-01 Price Changed $165,000 MLS Technology, Inc.
• 2020-09-01 Relisted — MLS Technology, Inc.
• 2020-08-19 Pending — MLS Technology, Inc.
• 2020-07-07 Pending — MLS Technology, Inc.
• 2020-07-02 Price Changed $158,000 MLS Technology, Inc.
• 2020-06-05 Listed $165,000 MLS Technology, Inc.

Property tax history

+3.5%/yr

Latest (2025): $2,275 · +8.6% YoY. Source: county tax records.