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NextGen Properties The Tulsa Ten., 3140 S Winston Avenue Ste 13, Tulsa, OK (2026)

08/04/2026

PLANS + LAYOUT — EVERGREEN DUPLEX SOURCE FILE

These six sheets are the August 28, 2025 Evergreen Duplex plan set for 1904 and 1902 N. Darlington Place.

A1 — Site Plan and Drainage & Erosion Plan: one-story duplex on a 50-foot by 140-foot lot.
A2 — Footing Layout with plumbing-fixture placement.
A3 — Floor Plan: mirrored 1,150-square-foot units; two bedrooms, two full baths labeled ADA, and one powder room per side.
A4 — Front, rear, and side elevations with Hardie lap siding callout.
A5 — Footing, slab, wall, roof, and one-hour fire-rated wall details plus roof plan.
E1 — Suggested electrical guide with lighting, fan, outlet, GFI, cable, and CAT-6 locations.

The sheets document the intended design. They are not an as-built certification, permit approval, inspection report, survey, certificate of occupancy, accessibility certification, or property-specific warranty.

The appraisal form contains a different bedroom count and square footage. The public campaign product follows the confirmed current plan: two bedrooms, 2.5 baths, and 1,150 square feet per side. Buyers should verify the as-built property and lender treatment.

Message PLANS and identify the sheet, room, dimension, separation detail, or field condition you want reviewed.

08/04/2026

CONSTRUCTION PROGRESS — SLAB TO FINISH

A brochure shows the finished surface. This sequence shows the work getting there.

The real field images run in order: slab and plumbing penetrations, early framing, framing with staged lumber, exterior installation, kitchen finish work, shower tile, tub and vanity installation, and a finished open-plan interior.

This is evidence of the builder's process. It is not proof that every inspection passed, every component matches the final plan, or every property is at the same stage.

Verify permits, inspections, certificate of occupancy, plans, written specifications, warranty terms, and the address-level field condition before closing.

Message PLANS for the plan-and-build file. Name the address and construction detail you want checked.

08/04/2026

FINISHED PRODUCT — REAL COMPLETED EXAMPLES

These are real completed-product images supplied by NextGen Properties: two exterior examples and one finished open-plan living and kitchen area.

They show representative design and finish direction. They do not prove the exact finish package, as-built condition, completion status, or address-level specifications of every Tulsa Ten property.

Before relying on a finish or feature, match the image to the address, current plan, written specifications, contract, and independent inspection.

Message PLANS and tell us which address and finish detail you are reviewing.

08/04/2026

If the downside is not visible, the upside is advertising.

Here is what can change the Tulsa Ten thesis:

Lease-up, vacancy, and nonpayment can change effective income, turnover, legal cost, and repairs.
Achieved rent can change cash flow and lender coverage.
Property-tax reassessment can change annual operating margin.
Insurance cost or availability can change premium, deductible, coverage, and feasibility.
Repairs and capital items can change cash flow and reserves after written coverage ends.
Management after month 12 becomes the owner's expense.
Financing and lender rules can change cash required, rate, payment, points, reserves, fees, and closing.
Construction and delivery can change closing, exchange timing, rent start, carrying cost, and inspection items.
Appraisal and plan discrepancies can affect lender review, product verification, and buyer confidence.
Market value and liquidity can change equity, resale timing, concessions, and exit proceeds.
Tax treatment can change timing, usability, adjusted basis, recapture, and later tax consequences.

Potential depreciation does not make vacancy disappear.
Principal reduction does not guarantee equity if value falls.
New construction does not mean zero repairs.
Twelve months of management does not eliminate management cost after month 12.
A maintenance warranty is only as broad as its written coverage and exclusions.
An appraisal does not guarantee the buyer's appraisal or a future sale price.

This is probably not a fit if you need strong day-one cash flow, cannot carry vacancy or repairs, need tax losses to be immediately usable, will not keep reserves, or want a short-term flip with a guaranteed exit.

It may be worth reviewing if you value new construction, can hold long term, can underwrite with conservative expenses, and want your CPA to evaluate depreciation timing for your facts.

Message RISK for the buyer diligence checklist. After you review it, send one specific question. Do not ask for the generic pitch.

08/04/2026

How much will this save me on taxes?

I do not know.

A seller who gives you a personal tax-savings number before knowing your basis, income, participation, entity, placed-in-service date, other activities, and CPA is not doing tax analysis. They are doing sales copy.

Residential rental buildings are generally depreciated over 27.5 years. Land is not depreciable.

Using the memorandum's illustrative 20% land allocation against the confirmed $350,000 price would leave an illustrative $280,000 building basis before other basis adjustments. Straight-line depreciation on that simplified example is approximately $10,182 per year.

Under the 5% vacancy case, preliminary operating income before debt service and buyer-specific costs is approximately $25,760. Modeled first-year mortgage interest is approximately $17,633. Subtracting the simplified $10,182 depreciation illustration produces approximately negative $2,055 of simplified taxable rental income before other costs, limitations, basis adjustments, and tax rules.

That is not a personal tax-savings number. It illustrates how modest positive cash flow and a paper tax loss can exist at the same time.

The memorandum also includes an illustrative cost-segregation scenario reaching approximately $70,550 of Year-1 depreciation. That is not a completed property-specific study or a promised deduction. A qualified study would need to support any reclassification.

Cost segregation changes timing. Passive-activity, at-risk, basis, participation, income, entity, state, and disposition rules can change whether and when a buyer may use a loss.

Before you call this a tax shelter, ask your CPA:

1. What land allocation and depreciable basis are supportable?
2. When is the property placed in service?
3. Is a property-specific cost-segregation study supportable and worth its cost?
4. What current bonus-depreciation treatment applies?
5. Can this buyer use a resulting loss now, or will it be limited or suspended?
6. Do participation, income, entity, state, basis, or at-risk facts change the answer?
7. What happens to adjusted basis and potential recapture at sale or exchange?

Message TAX for the CPA checklist and source-backed notes.

General education only—not legal, tax, accounting, or investment advice. Sources: IRS Publications 527, 925, 544, and the IRS Cost Segregation Audit Technique Guide.

08/04/2026

The headline is easy: $372,000 appraised value on a $350,000 price.

The responsible version includes the rest of the sentence.

The appraisal for 1904 N. Darlington Place reports:

Opinion of market value: $372,000
Effective date: September 16, 2025
Total gross monthly market rent: $2,900
Sales-comparison indication: $372,000
Income-approach indication: $362,500
Cost-approach indication: $356,263
Assignment condition: subject to completion per plans and specifications

The $350,000 campaign price is $22,000 below that dated opinion of value.

That does not mean the buyer receives $22,000 in cash. It does not guarantee a new appraisal, financing, resale value, rent, equity, or future market conditions.

The report was prepared for First Oklahoma Bank. Its conclusion is tied to its effective date, scope, assumptions, comparables, and completion condition.

The appraisal form also lists three bedrooms and 1,196 square feet per unit, while the current plan and confirmed campaign product are two bedrooms and 1,150 square feet per side. Buyers receiving the report should see that difference and verify the as-built property and lender treatment rather than assume every line matches the current plan revision.

Evidence is useful when it is presented with its limits.

Message APPRAISAL for the source pages and buyer checklist.

An appraisal is an opinion as of an effective date, not a guarantee of value, financing, equity, or resale proceeds.

08/04/2026

How do you buy new construction without taking a brochure on faith?

You ask for the plan. Then you compare the plan to the field photos and the finished product.

The August 28, 2025 Evergreen Duplex plan set shows two mirrored units:

1,150 square feet per side
Two primary bedrooms per side
Two full baths plus one powder room per side
One-story layout
Kitchen, nook, living room, laundry, closets, covered front porch, and covered rear patio
Primary bedrooms labeled 14 feet by 11 feet
Living room labeled 18 feet 8 inches by 12 feet
Both primary baths labeled ADA on the plan

The elevation sheet calls out Hardie lap siding. The details sheet includes a labeled one-hour fire-rated wall detail. The electrical guide coordinates lighting, fans, switches, outlets, GFI, CAT-6, and cable locations.

That is plan evidence. It is not an as-built certification.

The real-photo sequence on this Page shows work from slab to framing, exterior installation, kitchen and bath finish work, and completed interiors and exteriors. No generated house image belongs in the proof album.

The appraisal form describes a different bedroom count and square footage than the confirmed campaign product and current plan set. We are not hiding that discrepancy. The public product description follows the confirmed two-bedroom, 2.5-bath, 1,150-square-foot-per-side plan.

A buyer should verify the as-built condition, permits, certificate of occupancy, survey, and appraisal with the appropriate professionals.

Message PLANS and tell us what you are reviewing: layout, square footage, bath design, separation, finish, inspection, or warranty.

New construction is not maintenance-free. Plans and photos do not replace an inspection or the written contract.

08/04/2026

If you need this duplex to replace your paycheck next month, keep scrolling.

That is not what this deal is built to do.

Here is the representative working scenario:

Purchase price: $350,000
Down payment: $87,500 / 25%
Modeled loan: $262,500
Amortization and rate: 30 years at 6.75%
Modeled principal and interest: approximately $1,703 per month
Gross scheduled rent: $2,900 per month / $34,800 per year
Property tax: approximately $4,300 per year
Insurance: provisional $3,000 per year; buyer verifies

At 5% vacancy, the preliminary margin is approximately $5,329 per year / $444 per month before buyer-specific repairs, reserves, utilities, lender fees, closing costs, and any other expenses not listed.

At 8% vacancy, that preliminary margin is approximately $4,285 per year / $357 per month before those same costs.

Preliminary DSCR is approximately 1.26 at 5% vacancy and 1.21 at 8% vacancy. Your lender decides what income, expenses, reserves, appraisal, and coverage ratio count.

Property management is included for the first 12 months. The 12-month maintenance warranty is governed by its written terms. Neither means zero ownership cost. After month 12, management becomes the owner's expense.

Illustrated principal reduction is approximately $2,798 in Year 1 and $16,076 by Year 5 if every scheduled payment is made.

The memorandum also uses a 3% annual appreciation illustration. Under that assumption, not a promise, the modeled Year-5 value is approximately $405,746, with approximately $159,322 of gross equity before selling costs and taxes.

The $350,000 price is $22,000 below the representative appraisal's September 16, 2025 value opinion. That spread is not cash, guaranteed equity, or a promise of the buyer's appraisal.

At the modeled loan amount, two seller-paid discount points equal $5,250. The lender determines whether the contribution is allowable and what rate it produces.

That is the honest pitch: the cash flow is modest. The long-term thesis is the stack.

Message NUMBERS for the assumptions checklist. Replace every buyer-controlled line with your own evidence before you decide.

The 6.75% rate is a scenario, not a locked quote or approval. Figures are estimates, not guaranteed returns.

08/04/2026

I fired the company that was selling my buildings.

That was on me.

I hired a middleman to introduce buyers to buildings they had never seen. They could run a webinar, build a portal, and collect a commission. Then the buyer still called me because I built the place, knew what was behind the walls, and would be here after closing.

So I stopped making people go through a middleman.

The Tulsa Ten is ten new-construction Tulsa duplexes — twenty doors — being sold builder-direct by NextGen Properties. This page is the file.

Here is the representative deal we are putting in public:

Price: $350,000
Plan: two bedrooms, 2.5 baths, and 1,150 square feet per side
Market-rent input: $1,450 per side / $2,900 total monthly
Financing illustration: 25% down; 30-year DSCR loan modeled at 6.75%
Property tax: approximately $4,300 annually
Insurance: provisional $3,000 annually; buyer verifies
Vacancy: 5%–8% sensitivity
Seller package: two discount points; 12 months of property management; 12-month maintenance warranty under written terms

The representative 1904 N. Darlington appraisal reports a $372,000 value opinion and $2,900 total monthly market rent as of September 16, 2025. It was subject to completion per plans and specifications. That is evidence, not a promise that your lender, appraiser, resale market, or future tenant will reach the same conclusion.

This is not a quit-your-job-with-one-duplex pitch.

The first-year cash-flow margin is modest. The reason to study the deal is the full ownership stack: a price below the dated appraisal opinion, scheduled principal reduction, new construction, a seller-supported first year, potential depreciation treatment, and the possibility of long-term appreciation.

The Page also shows what can break that thesis.

Open Featured in this order:

THE NUMBERS — reconciled working pro forma
TAX CONTEXT — depreciation mechanism and CPA questions
PRODUCT + PLANS — actual plan set and real build photos
APPRAISAL EVIDENCE — what the report says and does not say
THE RISK FILE — vacancy, expense, financing, tax, and exit risk
CURRENT AVAILABILITY — the only dated inventory post that counts

Then message one word: NUMBERS, TAX, PLANS, APPRAISAL, RISK, AVAILABLE, or CALL.

Do not message because the headline worked. Read the file. Find the line you disagree with. Then tell me the address you are reviewing, your funding path, your holding period, and the question you need answered.

Real estate involves risk. Financing, rent, expenses, construction, occupancy, appraisal, value, tax treatment, and returns are not guaranteed. Use your own lender, CPA, attorney, appraiser, inspector, insurance agent, and property-management adviser.

NextGen Properties The Tulsa Ten.

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Tuesday	7am - 6pm
Wednesday	7am - 6pm
Thursday	7am - 6pm
Friday	7am - 6pm
Saturday	8am - 2pm