12306 E 18th Pl · Tulsa, OK 74128

$195,000

4 bd · 2.5 ba · 2,366 sqft · SingleFamily public records · 22 Days on market

Built 1970 9,146 sqft lot Est $187k · at est.

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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 +15.3/30.0
• ARV discount +5.6/15.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RV parking, inground pool w/ deck & landscaped backyard. Updated kitchen in 2001, spiral staircase to Master Bedroom & dressing room. Must See! Too many features to list! 'Fridge, Washer & Dryer negotiable. Curtains excluded. Mini-blinds included.

Key facts

• Rv parking
• Full bath
• Walk in closet

Tags

• RV PARKING
• CORNER LOT
• SPIRAL STAIRCASE
• UPSTAIRS SUITE
• FULL BATH
• WALK IN CLOSET

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)
• HOA & community: Community features: gutters

Exterior

• Parking: Attached garage with 2 spaces; Boat parking; RV access/parking
• Security: No safety shelter
• Utilities: Public water; Public sewer; Cable available
• Home design: Faces north; Basement (partial) and slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Privacy fencing; Balcony; Deck; Corner lot

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Disposal; Oven; Range; Gas water heater
• Bedrooms: Master bedroom on second level with walk-in closet; Additional bedrooms on first level
• Flooring: Concrete; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath includes separate shower and whirlpool
• Heating & cooling: Central heating (gas) with multiple heating units; Central air conditioning
• Interior features: Ceiling fans; Vinyl windows; No additional interior features listed
• Laundry & utility: Interior utility room (first level); Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $72 ($865/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 $172k (11.9% below list).
• Recommended offer: $172k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 40% of the median local income ($52k/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 $6k 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 22 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $114k; list at $195k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $171,886 (11.9% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $186,914
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1807 S 119th EastPlace	0.23mi	4/2.0	2,537 (+7%)	22mo	$200,000	$79	57

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-27,022
• Equity at exit: $29,075

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-17,670
• Equity at exit: $16,860

Cash invested: $54,600 (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 74128

• Home prices YoY: -21.6%
• Active inventory: 38
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $72

Break-even live

Break-even rent $1,628

Max offer price $195,000

Occupancy floor 91%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	21d	1	1.22mi

Listing history 20 events

1. 2026-06-18
   days on market $195,000 Active 22 DOM
2. 2026-06-17
   days on market $195,000 Active 21 DOM
3. 2026-06-16
   days on market $195,000 Active 20 DOM
4. 2026-06-15
   days on market $195,000 Active 19 DOM
5. 2026-06-13
   days on market $195,000 Active 17 DOM
6. 2026-06-10
   days on market $195,000 Active 14 DOM
7. 2026-06-09
   days on market $195,000 Active 13 DOM
8. 2026-06-08
   days on market $195,000 Active 12 DOM
9. 2026-06-07
   days on market $195,000 Active 11 DOM
10. 2026-06-05
    days on market $195,000 Active 8 DOM
11. 2026-06-03
    days on market $195,000 Active 7 DOM
12. 2026-06-02
    days on market $195,000 Active 6 DOM
13. 2026-06-01
    days on market $195,000 Active 5 DOM
14. 2026-05-31
    days on market $195,000 Active 4 DOM
15. 2026-05-20
    listed $195,000 Active
16. 2003-02-11
    soldstatus $114,500
17. 2003-02-07
    soldstatus $114,500 265-char remark

    Show marketing remark (265 chars)

    RV parking, inground pool w/ deck & landscaped backyard. Updated kitchen in 2001, spiral staircase to Master Bedroom & dressing room. Must See! Too many features to list! 'Fridge, Washer & Dryer negotiable. Curtains excluded. Mini-blinds included.

18. 2002-12-04
    historical 265-char remark

    Show marketing remark (265 chars)

    RV parking, inground pool w/ deck & landscaped backyard. Updated kitchen in 2001, spiral staircase to Master Bedroom & dressing room. Must See! Too many features to list! 'Fridge, Washer & Dryer negotiable. Curtains excluded. Mini-blinds included.

19. 2002-07-16
    listed $119,000 265-char remark

    Show marketing remark (265 chars)

    RV parking, inground pool w/ deck & landscaped backyard. Updated kitchen in 2001, spiral staircase to Master Bedroom & dressing room. Must See! Too many features to list! 'Fridge, Washer & Dryer negotiable. Curtains excluded. Mini-blinds included.

20. 2001-07-24
    soldstatus $74,500

ⓘ 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: $2,184 · $182/mo
• Projected year-2 tax: $2,184 · $182/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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,626
• − Mortgage interest: −$10,923
• − Property taxes: −$2,184
• − Insurance: −$975
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,673
• Taxable loss: −$2,429
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $1,447/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): 13,751
• Household income: $52,195
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 382.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 38% Two or more races 23% Black 10% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Asian/Pacific 2% Other Indo-European 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: ▼ -66.16%
• Current HPI: 240.6763
• 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

+161.7% since first listed

6 events — show timeline

• 2026-05-20 Listed $195,000 MLS Technology, Inc.
• 2003-02-11 Sold (Public Records) $114,500 Public Records
• 2003-02-07 Sold (MLS) $114,500 MLS Technology, Inc.
• 2002-12-04 Listing Removed — MLS Technology, Inc.
• 2002-07-16 Listed $119,000 MLS Technology, Inc.
• 2001-07-24 Sold (Public Records) $74,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,184 · +6.8% YoY. Source: county tax records.