4743 E 6th St · Tulsa, OK 74112

$96,000

2 bd · 1.0 ba · 762 sqft · SingleFamily public records · 19 Days on market

Built 1928 7,800 sqft lot Est $131k · 27% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! You can make this diamond sparkle! A great location off Route 66, near TU & downtown Tulsa! This cottage home sets in the back of a spacious fully fenced lot. A completed electrical upgrade includes new exterior panel, updated breaker box & 220V installed for stove. More improvements include several window replacements, new 36 inch metal exterior door, updated kitchen cabinets, new sink, granite countertops & dishwasher. Close to everything TULSA, it's a great place to be!

Key facts

• New exterior door
• Granite countertops
• Fully fenced lot

Tags

• FULLY FENCED LOT
• COMPLETED ELECTRICAL UPGRADE
• WINDOW REPLACEMENTS
• NEW EXTERIOR DOOR
• UPDATED KITCHEN CABINETS
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Driveway
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built of block with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Porch; Shed(s); Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range; Garbage disposal; Granite counters
• Bedrooms: Master bedroom (first level); Additional bedroom (first level)
• Flooring: Laminate; Tile
• Bathrooms: Hall full bathroom (first level)
• Heating & cooling: Gas heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Granite counters; Aluminum window frames; Electric oven/range connection
• Laundry & utility: Electric dryer hookup; Utility room (inside, first level); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $95k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 fast (+4.7%/yr); 116 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $664 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,560 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $131,064
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5518 E 2nd St	0.59mi	2/1.0	728 (-4%)	3mo	$125,000	$172	63
4703 E 4th Pl S	0.18mi	2/1.0	816 (+7%)	23mo	$122,500	$150	61
925 S Richmond Ave	0.44mi	2/1.0	871 (+14%)	5mo	$135,500	$156	51
315 S Pittsburg Ave S	0.51mi	2/1.0	816 (+7%)	20mo	$80,000	$98	48
4327 E 5th St	0.30mi	2/1.0	868 (+14%)	21mo	$172,500	$199	46
1343 S Canton Ave	0.73mi	2/1.0	818 (+7%)	16mo	$186,900	$228	40

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $12,492
• Equity at exit: $14,314

10-year hold

• IRR: 21.8%
• Equity multiple: 3.00×
• Total profit: $53,763
• Equity at exit: $8,300

Cash invested: $26,880 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$503
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $405

Break-even live

Break-even rent $782

Max offer price $96,000

Occupancy floor 64%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	15d	1	0.40mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	0.65mi
1316 S Oswego Ave Tulsa, OK	2.0	1.0	975	$1,295	$1.33	23d	1	0.85mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	15d	1	0.92mi
6330 E 7th St Apt 12 Tulsa, OK	2.0	1.0	850	$1,025	$1.21	3d	1	1.00mi
3811 E 15th St Unit A Tulsa, OK	1.0	1.0	600	$995	$1.66	11d	1	1.04mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	23d	1	1.05mi
1307 S Indianapolis Ave Tulsa, OK	2.0	1.0	1108	$1,990	$1.80	1d	1	1.09mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	1.23mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	1.24mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	1.29mi
1115 S College Ave Unit 16 Tulsa, OK	2.0	1.0	775	$1,275	$1.65	23d	1	1.34mi
1115 S College Ave Unit 06 Tulsa, OK	1.0	1.0	725	$1,175	$1.62	23d	1	1.34mi
1115 S College Ave Tulsa, OK	1.0	1.0	725	$1,175	$1.62	3d	1	1.34mi
1626 S Indianapolis Ave Tulsa, OK	1.0	1.0	850	$1,050	$1.24	2d	1	1.40mi
1140 S College Ave Unit C Tulsa, OK	2.0	1.5	840	$1,650	$1.96	23d	1	1.40mi
6938 E 10th St Unit 6944 Tulsa, OK	2.0	1.0	770	$850	$1.10	23d	1	1.40mi
1340 S Florence Ave Tulsa, OK	1.0	1.0	750	$1,150	$1.53	23d	1	1.42mi
1123 S Delaware Pl Unit B Tulsa, OK	1.0	1.0	825	$1,300	$1.58	23d	1	1.46mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	23d	1	1.49mi

Listing history 6 events

1. 2026-05-08
   listed $96,000 Active
2. 2026-05-04
   historical
3. 2026-02-23
   price $99,000
4. 2026-01-23
   listed $114,900 Active
5. 1995-07-10
   historical
6. 1995-01-10
   listed $16,000

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $896 · $75/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,534
• − Mortgage interest: −$5,377
• − Property taxes: −$896
• − Insurance: −$480
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,793
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,014/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

+500.0% since first listed

6 events — show timeline

• 2026-05-08 Listed $96,000 MLS Technology, Inc.
• 2026-05-04 Listing Removed — MLS Technology, Inc.
• 2026-02-23 Price Changed $99,000 MLS Technology, Inc.
• 2026-01-23 Listed $114,900 MLS Technology, Inc.
• 1995-07-10 Listing Removed — MLS Technology, Inc.
• 1995-01-10 Listed $16,000 MLS Technology, Inc.

Property tax history

+2.2%/yr

Latest (2025): $896 · +8.6% YoY. Source: county tax records.