411 S 56th West Ave · Tulsa, OK 74127

$105,000

2 bd · 1.0 ba · 758 sqft · SingleFamily public records · 87 Days on market

Built 1930 7,500 sqft lot Est $95k · 11% over

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Why this score? — see what drove the D+ 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 +22.3/30.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled and ready to move in! Great as a starter home, or investment property. All new kitchen, bathroom, floors, paint fixtures. easy access to highways. Seller Finance is available

Key facts

• 7,500 sq ft lot
• Built 1930
• Listed 87 days

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Gravel driveway
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace and slab foundation
• Construction: HardiPlank siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio/porch; Patio; Porch; Gravel driveway; Mature trees

Interior

• Kitchen: Eat-in kitchen; Built-in range; Built-in oven; Oven; Range; Granite counters
• Bedrooms: Master bedroom (first floor); Additional bedroom (first floor)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom (hall/full)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Granite counters; Gas oven connection; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $94,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 S 57th WestAvenue	0.11mi	2/1.0	754 (-0%)	1mo	$77,500	$103	93
405 S 60th WestAvenue	0.25mi	2/1.0	744 (-2%)	10mo	$70,000	$94	76
5137 W 6th St	0.23mi	2/1.0	736 (-3%)	12mo	$74,000	$101	74
829 S 54th West Ave	0.34mi	2/1.0	744 (-2%)	12mo	$102,000	$137	71
4947 W 1st St	0.44mi	2/1.0	720 (-5%)	6mo	$89,900	$125	66
1126 S 53rd West Ave	0.50mi	2/1.0	810 (+7%)	8mo	$128,000	$158	58
524 S 45th West Ave	0.69mi	2/1.0	720 (-5%)	2mo	$83,500	$116	58
4739 W 8th St	0.53mi	1/1.0 (-1)	791 (+4%)	9mo	$20,000	$25	56
422 S 49th WestAvenue	0.42mi	3/1.0 (+1)	840 (+11%)	3mo	$142,000	$169	55
111 N 47th West Ave	0.70mi	2/1.0	808 (+7%)	11mo	$99,000	$123	47
519 S 46th West Ave	0.64mi	2/1.0	672 (-11%)	12mo	$92,000	$137	41
343 S 47th West Ave	0.58mi	3/1.0 (+1)	858 (+13%)	13mo	$119,500	$139	35

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,556
• Equity at exit: $15,656

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,077
• Equity at exit: $9,078

Cash invested: $29,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $174

Break-even live

Break-even rent $858

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $233	-5% $203	+0% $174	+5% $144	+10% $114
Rent	-10% $89	-5% $131	+0% $174	+5% $216	+10% $259
Rate	-1.0pp $227	-0.5pp $200	base $174	+0.5pp $147	+1.0pp $119

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5913 W 8th St Tulsa, OK	2.0	1.0	820	$1,050	$1.28	22d	1	0.30mi
8001 W Parkway Blvd Tulsa, OK	1.0–2.0	1.0–2.0	856	$1,155	$1.35	2d	5	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $105,000 Active 87 DOM
2. 2026-06-17
   days on market $105,000 Active 86 DOM
3. 2026-06-16
   days on market $105,000 Active 85 DOM
4. 2026-06-15
   days on market $105,000 Active 84 DOM
5. 2026-06-13
   days on market $105,000 Active 82 DOM
6. 2026-06-10
   days on market $105,000 Active 79 DOM
7. 2026-06-09
   days on market $105,000 Active 78 DOM
8. 2026-06-08
   days on market $105,000 Active 77 DOM
9. 2026-06-07
   days on market $105,000 Active 76 DOM
10. 2026-06-05
    days on market $105,000 Active 73 DOM
11. 2026-06-03
    days on market $105,000 Active 72 DOM
12. 2026-06-02
    days on market $105,000 Active 71 DOM
13. 2026-06-01
    days on market $105,000 Active 70 DOM
14. 2026-05-31
    days on market $105,000 Active 69 DOM
15. 2026-05-22
    price $105,000
16. 2026-03-23
    listed $110,000 Active
17. 2024-02-07
    soldstatus $525,000

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $1,002 · $84/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,936
• − Mortgage interest: −$5,882
• − Property taxes: −$1,002
• − Insurance: −$525
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,055
• Taxable income: $403
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $1,988/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): 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

-80.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $105,000 MLS Technology, Inc.
• 2026-03-23 Listed $110,000 MLS Technology, Inc.
• 2024-02-07 Sold (Public Records) $525,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,002 · +101.6% YoY. Source: county tax records.