2228 E Reading St · Tulsa, OK 74110

$65,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 105 Days on market

Built 1930 7,000 sqft lot

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

Listing remarks

Investor special to be sold as is in an older neighborhood almost 100 years. House sits in a very popular area of Tulsa near downtown and The Springdale shopping center with many stores, restaurants, bank it also backs up to a nice park.

Key facts

• Backs up to park
• 7,000 sq ft lot
• Garage

Tags

• BACKS UP TO PARK

Property features AI

Exterior

• Parking: 1-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Covered patio and porch; Partial chain-link fencing

Interior

• Kitchen: Range; Stove
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace (gas/space heater); Window cooling units
• Interior features: Aluminum window frames; Laminate counters; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $6k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $12k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $65k implies a 319% gain — meaningful room to come down on a strong offer.

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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.80% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.94%
• DSCR: 2.55
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $176,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2142 E Seminole St	0.09mi	3/1.0	1,152 (-4%)	7mo	$125,000	$109	84
2202 E Tecumseh St	0.12mi	3/1.0	1,206 (+0%)	12mo	$75,000	$62	83
2130 E Oklahoma Pl	0.30mi	3/1.0	1,188 (-1%)	11mo	$84,000	$71	75
1516 N Xanthus Ave	0.31mi	2/1.0 (-1)	1,206 (+0%)	9mo	$90,000	$75	72
2618 E Oklahoma St	0.51mi	3/2.0	1,201 (+0%)	1mo	$194,760	$162	71
1816 N Atlanta Ct	0.26mi	4/1.5 (+1)	1,120 (-7%)	0mo	$165,000	$147	70
1602 N Atlanta Ct	0.27mi	3/2.0	1,294 (+8%)	5mo	$230,000	$178	66
1547 N Columbia Pl	0.50mi	3/2.0	1,160 (-3%)	6mo	$225,000	$194	62
2059 E Young Pl	0.67mi	4/2.0 (+1)	1,200 (0%)	2mo	$185,000	$154	58
2011 N Atlanta Ct	0.36mi	3/1.0	1,040 (-13%)	4mo	$175,000	$168	58
2024 E Zion St N	0.72mi	3/1.0	1,138 (-5%)	10mo	$65,000	$57	50
1621 N Delaware Ave	0.55mi	2/1.0 (-1)	1,080 (-10%)	12mo	$116,000	$107	43

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: 48.4%
• Equity multiple: 4.41×
• Total profit: $62,003
• Equity at exit: $52,475

10-year hold

• IRR: 42.6%
• Equity multiple: 9.36×
• Total profit: $152,230
• Equity at exit: $107,258

Cash invested: $18,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$341
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $530

Break-even live

Break-even rent $499

Max offer price $65,000

Occupancy floor 50%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	3d	1	0.16mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	23d	1	0.17mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	0.48mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	3d	1	0.57mi
1462 N College Ave Tulsa, OK	3.0	1.0	1150	$1,250	$1.09	23d	1	0.78mi
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	23d	1	0.86mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	23d	1	1.09mi
720 N Columbia Ave Tulsa, OK	3.0	1.0	1233	$1,150	$0.93	3d	1	1.10mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	2d	1	1.14mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	23d	1	1.27mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	23d	1	1.27mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	23d	1	1.33mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	23d	1	1.38mi
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	1.38mi
1036 N Madison Ave Tulsa, OK	2.0	1.0	800	$1,100	$1.38	23d	1	1.40mi
723 N Gary Pl Tulsa, OK	2.0	1.0	1213	$1,200	$0.99	23d	1	1.40mi

Listing history 6 events

1. 2026-05-14
   price $65,000
2. 2026-03-31
   price $70,000
3. 2026-02-13
   listed $77,000 Active
4. 2013-12-25
   historical
5. 2013-06-27
   listed $24,999
6. 1993-11-18
   soldstatus $15,500

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$269/yr (+$22/mo · 85.1%)

ⓘ 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 2/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,040
• − Mortgage interest: −$3,641
• − Property taxes: −$316
• − Insurance: −$325
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,891
• Taxable income: $5,620
• Est. tax owed @ 24.0%: −$1,349
• After-tax cash flow: $5,011/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

+319.4% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $65,000 MLS Technology, Inc.
• 2026-03-31 Price Changed $70,000 MLS Technology, Inc.
• 2026-02-13 Listed $77,000 MLS Technology, Inc.
• 2013-12-25 Listing Removed — MLS Technology, Inc.
• 2013-06-27 Listed $24,999 MLS Technology, Inc.
• 1993-11-18 Sold (Public Records) $15,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $316 · +7.1% YoY. Source: county tax records.