2710 E 3rd St · Tulsa, OK 74104

$148,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 20 Days on market

Built 1947 Est $178k · 17% under

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Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE! 3RD OWNER HOME! INTERIOR FRESHLY PAINTED-HAND ROLLED - NEW ROOF 06/00 - NEW HOT WATER TANK - NEW CARPET - SUNROOM LIGHT, BRIGHT AND OPEN. STOVE AND REFRIGERATOR DO NOT STAY!

Key facts

• Built 1947
• Listed 20 days

Tags

• 6 MINUTE DRIVE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (1.2% below list).
• Recommended offer: $146k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 fast (+5.8%/yr); 82 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/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 $1k 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

• It's been on market 20 days — a 2% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $90k; list at $148k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,780 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 0.99% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $177,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2811 E 3rd St	0.13mi	3/2.5	1,057 (-1%)	3mo	$229,900	$218	84
2516 E 3rd St	0.23mi	2/1.0 (-1)	1,088 (+2%)	3mo	$174,500	$160	78
2604 E 2nd St	0.15mi	2/1.0 (-1)	977 (-8%)	0mo	$181,300	$186	74
2735 E 1st St	0.19mi	2/1.0 (-1)	988 (-7%)	3mo	$165,000	$167	72
3119 E 3rd St	0.40mi	3/1.0	1,126 (+6%)	2mo	$175,000	$155	70
111 Waverly Dr	0.45mi	2/1.0 (-1)	1,009 (-5%)	2mo	$189,900	$188	64
3322 E 3rd St	0.66mi	2/1.0 (-1)	1,026 (-4%)	1mo	$130,000	$127	58
3310 E Admiral Ct	0.72mi	3/1.0	1,122 (+6%)	1mo	$159,000	$142	56
232 S Florence Ave	0.33mi	3/2.0	1,211 (+14%)	2mo	$174,000	$144	56
2215 E 8th St	0.67mi	2/1.0 (-1)	1,000 (-6%)	2mo	$200,000	$200	52
407 S Xanthus Ave	0.68mi	3/1.5	975 (-8%)	0mo	$60,000	$62	52
3314 E 3rd St	0.64mi	2/1.0 (-1)	1,144 (+8%)	2mo	$225,000	$197	51

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 · 5.8% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-7,735
• Equity at exit: $22,067

10-year hold

• IRR: 7.7%
• Equity multiple: 1.65×
• Total profit: $27,096
• Equity at exit: $12,796

Cash invested: $41,440 (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 74104

• Rents YoY: 5.8%
• Active inventory: 82
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$776
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $189

Break-even live

Break-even rent $1,223

Max offer price $148,000

Occupancy floor 82%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	0.19mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	23d	1	0.20mi
223 S Evanston Ave Tulsa, OK	3.0	2.0	1220	$1,395	$1.14	23d	1	0.22mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	0.37mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	0.40mi
2509 E 7th St Tulsa, OK	3.0	2.0	1161	$1,815	$1.56	12d	1	0.43mi
2435 E 10th St Tulsa, OK	3.0	1.0	1040	$1,650	$1.59	3d	1	0.58mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	3d	1	0.63mi
1115 S College Ave Unit 16 Tulsa, OK	2.0	1.0	775	$1,275	$1.65	23d	1	0.68mi
2219 E 11th St Tulsa, OK	1.0–3.0	1.0–3.0	1136	$2,787	$2.45	2d	10	0.70mi
1140 S College Ave Unit C Tulsa, OK	2.0	1.5	840	$1,650	$1.96	23d	1	0.70mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	0.75mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	16d	1	0.75mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	23d	1	0.82mi
2319 E 13th St Tulsa, OK	2.0	1.0	875	$1,400	$1.60	23d	1	0.91mi
1122 S Xanthus Pl Tulsa, OK	2.0	1.0	1000	$1,245	$1.25	3d	1	0.91mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	0.96mi
1338 S Florence Ave Unit 1 Tulsa, OK	2.0	1.0	1200	$1,450	$1.21	3d	1	0.97mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	2d	1	1.07mi
728 N Marion Ave Tulsa, OK	3.0	2.0	1405	$1,305	$0.93	16d	1	1.13mi
516 S Quebec Ave Tulsa, OK	2.0	1.0	1200	$1,295	$1.08	23d	1	1.17mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	23d	1	1.25mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	23d	1	1.25mi
2508 E 17th St Tulsa, OK	2.0	1.0	1180	$1,600	$1.36	14d	1	1.29mi
839 N New Haven Ave Tulsa, OK	3.0	1.0	1238	$1,250	$1.01	23d	1	1.29mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	23d	1	1.33mi
1201 S Rockford Ave Unit 11 Tulsa, OK	2.0	1.5	920	$885	$0.96	23d	1	1.37mi
1201 S Rockford Ave Unit 7 Tulsa, OK	2.0	1.5	920	$875	$0.95	3d	1	1.37mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	1.38mi
1125 S Quincy Ave Unit 1127-1 Tulsa, OK	2.0	1.0	740	$950	$1.28	3d	1	1.38mi
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,995	$2.63	1d	10	1.43mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	23d	1	1.47mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	1.48mi

Listing history 17 events

1. 2026-06-15
   days on market $148,000 Active 20 DOM
2. 2026-06-13
   days on market $148,000 Active 18 DOM
3. 2026-06-10
   days on market $148,000 Active 15 DOM
4. 2026-06-09
   days on market $148,000 Active 14 DOM
5. 2026-06-08
   days on market $148,000 Active 13 DOM
6. 2026-06-07
   days on market $148,000 Active 12 DOM
7. 2026-06-05
   days on market $148,000 Active 9 DOM
8. 2026-06-03
   days on market $148,000 Active 8 DOM
9. 2026-06-02
   days on market $148,000 Active 7 DOM
10. 2026-06-01
    days on market $148,000 Active 6 DOM
11. 2026-05-31
    days on market $148,000 Active 5 DOM
12. 2026-05-26
    listed $148,000 Active
13. 2020-06-08
    soldstatus $90,000
14. 2000-11-09
    soldstatus $80,000
15. 2000-10-27
    soldstatus $79,900 185-char remark

    Show marketing remark (185 chars)

    IMMACULATE! 3RD OWNER HOME! INTERIOR FRESHLY PAINTED-HAND ROLLED - NEW ROOF 06/00 - NEW HOT WATER TANK - NEW CARPET - SUNROOM LIGHT, BRIGHT AND OPEN. STOVE AND REFRIGERATOR DO NOT STAY!

16. 2000-09-26
    historical 185-char remark

    Show marketing remark (185 chars)

    IMMACULATE! 3RD OWNER HOME! INTERIOR FRESHLY PAINTED-HAND ROLLED - NEW ROOF 06/00 - NEW HOT WATER TANK - NEW CARPET - SUNROOM LIGHT, BRIGHT AND OPEN. STOVE AND REFRIGERATOR DO NOT STAY!

17. 2000-07-13
    listed $79,900 185-char remark

    Show marketing remark (185 chars)

    IMMACULATE! 3RD OWNER HOME! INTERIOR FRESHLY PAINTED-HAND ROLLED - NEW ROOF 06/00 - NEW HOT WATER TANK - NEW CARPET - SUNROOM LIGHT, BRIGHT AND OPEN. STOVE AND REFRIGERATOR DO NOT STAY!

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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 · 17 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: $17,539
• − Mortgage interest: −$8,290
• − Property taxes: −$1,536
• − Insurance: −$740
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$4,305
• Taxable loss: −$139
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $2,300/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): 12,806
• Household income: $54,691
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 700.0

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 0.57)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 12% Black 7% Native American 5% Asian 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 12% Arabic 2% 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: ▼ -322.78%
• Current HPI: 306.7856
• Rent YoY: ▲ 5.80%
• 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

+85.2% since first listed

6 events — show timeline

• 2026-05-26 Listed $148,000 FSBO.com
• 2020-06-08 Sold (Public Records) $90,000 Public Records
• 2000-11-09 Sold (Public Records) $80,000 Public Records
• 2000-10-27 Sold (MLS) $79,900 MLS Technology, Inc.
• 2000-09-26 Listing Removed — MLS Technology, Inc.
• 2000-07-13 Listed $79,900 MLS Technology, Inc.

Property tax history

+1.6%/yr

Latest (2025): $1,536 · +8.6% YoY. Source: county tax records.