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3804 S St Louis Ave, Tulsa, OK 74105, USA
Priced too high to cash-flow with a loan — an equity or tax play, not income.
Investment potential
Your scenario · adjust the levers below or open advanced settings to see how returns change
$50,558
$4,213/mo · at 61% occupancy & $254/night
-$2,403
-$200/mo after costs & mortgage
Cap rate
5.5%
Cash-on-cash
-1.6%
DSCR
0.92
Confidence
Your assumptions
Revenue
$50,558/yr
Market avg: $50,558/yr · 61% occ · $254 ADR
Financing
$29,939/yr
Operating costs
$23,023/yr
How this property compares to similar short-term rentals nearby.
Comparable set · 47 properties
$150–$384
Median $254
33%–83%
Median 61%
$26.1K–$96.3K
Median $49.5K
275–365
Median 342
This property · $50.6K
Comparable properties (47)
Cash flow potential Medium · Appreciation potential Medium
365 days available · 248 days booked ·
357 days available · 252 days booked ·
365 days available · 295 days booked ·
365 days available · 256 days booked ·
340 days available · 248 days booked ·
327 days available · 246 days booked ·
351 days available · 252 days booked ·
365 days available · 255 days booked ·
365 days available · 285 days booked ·
365 days available · 272 days booked ·
365 days available · 193 days booked ·
340 days available · 223 days booked ·
318 days available · 160 days booked ·
365 days available · 187 days booked ·
365 days available · 218 days booked ·
322 days available · 247 days booked ·
365 days available · 245 days booked ·
326 days available · 186 days booked ·
353 days available · 246 days booked ·
365 days available · 241 days booked ·
361 days available · 218 days booked ·
352 days available · 159 days booked ·
340 days available · 183 days booked ·
330 days available · 217 days booked ·
352 days available · 202 days booked ·
327 days available · 148 days booked ·
302 days available · 147 days booked ·
365 days available · 186 days booked ·
335 days available · 214 days booked ·
311 days available · 192 days booked ·
365 days available · 274 days booked ·
345 days available · 191 days booked ·
365 days available · 196 days booked ·
332 days available · 144 days booked ·
352 days available · 196 days booked ·
307 days available · 172 days booked ·
275 days available · 128 days booked ·
349 days available · 177 days booked ·
317 days available · 141 days booked ·
333 days available · 187 days booked ·
337 days available · 199 days booked ·
306 days available · 129 days booked ·
326 days available · 123 days booked ·
317 days available · 107 days booked ·
342 days available · 172 days booked ·
336 days available · 117 days booked ·
278 days available · 108 days booked ·
Revenue and occupancy reflect Chalet's modeled estimates from observed booking activity for comparable active listings. Individual results vary with management, seasonality, and pricing.
Who this property is for
The same property is a great buy for one investor and a trap for another. Here's the honest read.
1031 / high-equity buyer
~$123.5K
Year-1 tax shield
Buying with cash or low leverage removes the debt-coverage problem entirely, so the thesis rests on appreciation plus a large first-year write-off. At roughly 25% of purchase price, the shield is substantial enough to carry the deal on its own.
Price-disciplined buyer
$459.9K
Break-even purchase price
The deal pencils only if you buy right. At ~8% below the Zestimate the numbers reach break-even — treat that as a negotiation anchor, not a fantasy. Pay asking and the math stops working.
DSCR cash-flow buyer
0.92
DSCR at asking
At asking price the property doesn't cover its own debt service, so it won't qualify for DSCR financing as modeled. If you need cash flow from day one, look at a mid-term-rental fallback or a different Tulsa submarket.
For a buyer who materially participates and qualifies for the STR tax treatment.
$123.5K
Estimated first-year deduction · range $102.5K–$140.8K
Why this matters here
At a marginal bracket, this deduction can be worth $37.9K–$52.1K in estimated federal tax saved.
This only applies if you meet the IRS material-participation tests for short-term rentals and are not using a full-service property manager.
Estimate, subject to CPA review. Cost-segregation percentages shown here are illustrative and depend on an actual study of the property.
Some states do not conform to federal bonus depreciation, so your state may not allow the same first-year treatment shown above.
Chalet can introduce a cost-segregation partner — this is not tax, legal, or financial advice.
How cash-on-cash return moves with purchase price. The marked line is break-even (1.0 DSCR).
At this price: cash-on-cash -1.6%, DSCR 0.92, cash flow -$2,403/yr
| Price vs asking | Price | Cash-on-cash | DSCR | Band |
|---|---|---|---|---|
| -25% | $375,000 | 4.3% | 1.23 | Positive |
| -22% | $390,000 | 3.4% | 1.18 | Positive |
| -15% | $425,000 | 1.6% | 1.08 | Positive |
| -8% | $460,000 | -0.0% | 1.00 | At break-even |
| Asking | $500,000 | -1.6% | 0.92 | Below break-even |
| +8% | $540,000 | -3.0% | 0.85 | Below break-even |
| +15% | $575,000 | -4.1% | 0.80 | Below break-even |
Break-even price
$459,865
~8% under Zestimate. Where this property reaches 1.0 DSCR and neutral cash flow.
Discount needed
−$40,135
The gap between asking and the price a cash-flow buyer can underwrite.
If refi to 5.5% in 24 mo
+$4,388/yr
Illustrative cash-flow improvement at asking price if rates fall. Planning figure, not a forecast.
Annual avg $4,213 · peaks at $5,365 in Jul
Annual avg 57% · peaks at 68% in Jul
−$200/mo after all expenses
Cash to close
Down payment, closing costs, and furnishing
$145,000
Return on cash:15.6%
DSCR below 1.0 — but you can still qualify
Your DSCR is 0.92 · lenders typically require 1.0+.
Get matched with 2–3 vetted STR lenders, free.
What the deal returns over the hold — including the tax shield, which is the whole point for an appreciation buyer.
Levered IRR
17.6%
over 5-yr hold, with tax shield
Equity multiple
2.0×
total proceeds vs. $145,000 invested
Projected value at exit
$638,141
year 5 · 5.0% annual appreciation
Tax shield contribution
+7.0 pts
of IRR comes from year-1 depreciation
| Year | Equity | Appreciation | Cumulative cash flow | Total value |
|---|---|---|---|---|
| Year 1 | $128,809 | $25,000 | $43,292 | $197,101 |
| Year 2 | $132,894 | $51,250 | $41,647 | $225,791 |
| Year 3 | $137,274 | $78,813 | $40,772 | $256,859 |
| Year 4 | $141,970 | $107,753 | $40,679 | $290,402 |
| Year 5 | $147,007 | $138,141 | $41,378 | $326,526 |
Projection, not a promise.
Assumes 5.0% annual appreciation, 1.5% rent growth (operating costs held flat), and that the property qualifies for short-term-rental tax treatment. The year-1 depreciation shield depends on a real cost-segregation study and your tax situation — consult a CPA.
Appreciation is the dominant driver of this return. When cash flow is negative, the deal depends on the property gaining value — it is not paying for itself from income.
Appreciation, rent growth, and financing rates are editable under Edit financials.
STR deals turn on local rules and demand that a generalist agent misses. Chalet matches you with a vetted Tulsa agent who knows which properties actually cash flow — and which to avoid.
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Real Estate Investment Analysis & Market Insights
Disclaimer. This page and the data presented are for informational purposes only. The information provided should not be construed as financial, legal, or investment advice. Market conditions can change rapidly, and past performance does not guarantee future results. Always consult with qualified professionals before making investment decisions.