8702 E 91st Pl · Tulsa, OK 74133

$270,000

4 bd · 2.0 ba · 2,356 sqft · SingleFamily public records · 90 Days on market

Built 1983 0.32 ac lot Est $313k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +10.6/30.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained home in a highly desirable South Tulsa location with convenient access to Hwy 169, Creek Turnpike, shopping, dining, and major employers. 8702 E 91st Pl offers a functional layout with a spacious living area, open kitchen, and designated dining space, ideal for both everyday living and entertaining. The home features well-sized bedrooms, including a comfortable primary suite with a private bath, along with ample storage throughout. Natural light and a practical floor plan create a welcoming, livable space. Exterior features include a two-car garage and a private backyard with room to relax or entertain. Situated in an established neighborhood with strong demand and easy acce

Key facts

• South tulsa location
• Private backyard
• Open kitchen

Tags

• SOUTH TULSA LOCATION
• CONVENIENT ACCESS TO HWY 169
• OPEN KITCHEN
• DESIGNATED DINING SPACE
• PRIVATE BACKYARD
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Two-story home; Slab foundation
• Construction: Brick and wood siding with wood frame construction; Asphalt/fiberglass roof; Constructed (year from public records)
• Exterior features: Concrete driveway; Porch; Privacy fencing; Located on a cul-de-sac; Northeast facing

Interior

• Kitchen: Built-in oven; Cooktop; Range; Oven; Microwave; Dishwasher; Disposal; Kitchen with breakfast nook and island
• Bedrooms: Master bedroom on the first floor with private bath, separate closets, and walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Master bath with bathtub
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Insulated windows; Insulated doors; Ceramic countertops; High ceilings; Ceiling fans; Gas oven connection
• Laundry & utility: Laundry with electric dryer hookup; Utility room inside on the first floor; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (23.4% below list).
• Recommended offer: $207k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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-.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 267 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 34% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $8k 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 90 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $270k implies a 100% 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 $206,725 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $313,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8514 E 93rd St	0.26mi	4/2.5	2,376 (+1%)	4mo	$300,000	$126	82
9252 S 88th East Pl	0.20mi	3/2.5 (-1)	2,302 (-2%)	3mo	$300,000	$130	77
9127 S 88th EastAvenue	0.08mi	4/2.5	2,196 (-7%)	16mo	$208,750	$95	70
9138 S 85th East Ave	0.12mi	4/2.5	2,700 (+15%)	7mo	$320,000	$119	62
9306 S 76th EastAvenue	0.67mi	3/2.0 (-1)	2,332 (-1%)	0mo	$400,000	$172	62
8803 E 95th St	0.34mi	4/2.5	2,556 (+8%)	12mo	$327,900	$128	58
7506 E 94th St	0.73mi	3/2.0 (-1)	2,360 (+0%)	8mo	$370,000	$157	54
8530 E 97th St	0.59mi	4/2.5	2,500 (+6%)	11mo	$331,500	$133	52
9317 S 75th EastAvenue	0.69mi	4/2.0	2,218 (-6%)	12mo	$375,000	$169	48
8506 E 97th St	0.59mi	4/2.5	2,618 (+11%)	6mo	$347,000	$133	47
9314 S 76th EastAvenue	0.67mi	3/2.0 (-1)	2,684 (+14%)	10mo	$349,000	$130	32
9314 S 75th EastAvenue	0.72mi	3/2.0 (-1)	2,695 (+14%)	14mo	$425,000	$158	26

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 · 2.76% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-52,858
• Equity at exit: $40,258

10-year hold

• IRR: -13.6%
• Equity multiple: 0.22×
• Total profit: $-59,226
• Equity at exit: $23,345

Cash invested: $75,600 (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 74133

• Rents YoY: 2.8%
• Active inventory: 267
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$239 /mo · $2,873/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-135

Break-even live

Break-even rent $2,238

Max offer price $246,205

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-58	+0% $-135	+5% $-211	+10% $-288
Rent	-10% $-298	-5% $-216	+0% $-135	+5% $-53	+10% $29
Rate	-1.0pp $1	-0.5pp $-66	base $-135	+0.5pp $-205	+1.0pp $-276

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9643 S 89th East Ave Tulsa, OK	3.0	2.0	1868	$1,800	$0.96	2d	1	0.66mi
9028 E 99th St Tulsa, OK	3.0	2.0	1924	$1,950	$1.01	2d	1	0.75mi
9602 S Memorial Dr Tulsa, OK	1.0–3.0	1.0–2.0	1171	$2,010	$1.72	3d	22	0.76mi
9504 E 99th Pl Tulsa, OK	4.0	3.0	2124	$2,350	$1.11	11d	1	0.98mi
8664 E 103rd St Tulsa, OK	4.0	3.5	3336	$3,900	$1.17	2d	1	1.12mi
6506 E 90th St Unit 6506 Tulsa, OK	3.0	2.0	1839	$1,550	$0.84	24d	1	1.34mi

Listing history 20 events

1. 2026-06-18
   days on market $270,000 Active 90 DOM
2. 2026-06-17
   days on market $270,000 Active 89 DOM
3. 2026-06-16
   days on market $270,000 Active 88 DOM
4. 2026-06-15
   days on market $270,000 Active 87 DOM
5. 2026-06-13
   days on market $270,000 Active 85 DOM
6. 2026-06-13
   days on market $270,000 Active 84 DOM
7. 2026-06-10
   days on market $270,000 Active 82 DOM
8. 2026-06-09
   days on market $270,000 Active 81 DOM
9. 2026-06-08
   days on market $270,000 Active 80 DOM
10. 2026-06-07
    days on market $270,000 Active 79 DOM
11. 2026-06-05
    days on market $270,000 Active 76 DOM
12. 2026-06-03
    days on market $270,000 Active 75 DOM
13. 2026-06-02
    days on market $270,000 Active 74 DOM
14. 2026-06-01
    days on market $270,000 Active 73 DOM
15. 2026-05-31
    days on market $270,000 Active 72 DOM
16. 2026-03-20
    listed $270,000 Active
17. 2018-04-04
    soldstatus $135,000
18. 1998-06-02
    soldstatus $103,500
19. 1992-06-18
    soldstatus $101,000
20. 1985-12-01
    soldstatus $82,000

ⓘ 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: $2,873 · $239/mo
• Projected year-2 tax: $2,873 · $239/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 7/10 Severe 7 d/yr ≥111°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: $24,807
• − Mortgage interest: −$15,124
• − Property taxes: −$2,873
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$7,855
• Taxable loss: −$6,364
• Est. tax savings @ 24.0%: +$1,527
• After-tax cash flow: $-89/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: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 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): 48,699
• Household income: $74,005
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1993.0

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 0.62)
• Race & ethnicity: White 59% Two or more races 12% Hispanic / Latino 11% Black 11% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 7% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -134.04%
• Current HPI: 196.1677
• Rent YoY: ▲ 2.76%
• 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

+229.3% since first listed

5 events — show timeline

• 2026-03-20 Listed $270,000 MLS Technology, Inc.
• 2018-04-04 Sold (Public Records) $135,000 Public Records
• 1998-06-02 Sold (Public Records) $103,500 Public Records
• 1992-06-18 Sold (Public Records) $101,000 Public Records
• 1985-12-01 Sold (Public Records) $82,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,873 · +9.4% YoY. Source: county tax records.