214 W 119th St S · Jenks, OK 74037

$280,000

3 bd · 2.0 ba · 1,941 sqft · SingleFamily public records · 4 Days on market

Built 1979 0.60 ac lot Est $318k · 12% 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).

• Cash flow +13.6/30.0
• ARV discount +12.9/15.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 bed 2 bath house In Jenks Schools. Large formal dining room or second living room. Large lot at over a half acre. New roof. New Paint. New flooring. With some room to do more updating to get some instant equity. Great neighborhood with a little park in it! Owner Agent.

Key facts

• Second living room
• Formal dining room
• New flooring

Tags

• FORMAL DINING ROOM
• SECOND LIVING ROOM
• LARGE LOT
• NEW ROOF
• NEW PAINT
• NEW FLOORING

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered patio/porch; Deck; Porch; Full privacy fencing; Corner lot with mature trees

Interior

• Kitchen: Built-in oven; Oven; Range; Microwave; Dishwasher; Disposal; Granite counters; Breakfast nook
• Bedrooms: Master bedroom with private bath and walk-in/separate closets (first floor)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Granite counters; Vaulted ceilings; Ceiling fans; Aluminum window frames; Electric oven/range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $17 ($206/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (20.4% below list).
• Recommended offer: $223k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Jenks — 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 71/100 on livability (#33 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• 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 (+3.2%/yr); 258 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $185k; list at $280k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,773 (20.4% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $318,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 E 118th St	0.31mi	4/2.0 (+1)	2,014 (+4%)	2mo	$365,900	$182	73
11701 S Forest Ct	0.35mi	3/2.0	1,762 (-9%)	0mo	$300,000	$170	68
12016 S Date Ave	0.26mi	3/2.0	2,180 (+12%)	2mo	$360,000	$165	66
1027 W 118th St S	0.63mi	3/2.0	1,951 (+0%)	8mo	$317,500	$163	63
203 E 125th Pl S	0.58mi	3/2.0	1,890 (-3%)	8mo	$330,000	$175	62
1018 W 120th Ct S	0.60mi	4/2.0 (+1)	1,851 (-5%)	3mo	$305,000	$165	57
211 W 114th Ct S	0.53mi	3/2.0	1,724 (-11%)	1mo	$280,000	$162	56
11702 S Gum Ave	0.54mi	3/2.0	1,731 (-11%)	1mo	$270,000	$156	56
322 W 126th St S	0.65mi	3/2.0	1,814 (-6%)	6mo	$298,000	$164	54
12520 S Birch Ave	0.54mi	3/2.0	1,693 (-13%)	8mo	$275,000	$162	46
11722 S Gum Ave	0.50mi	3/2.0	1,652 (-15%)	7mo	$249,900	$151	46
12522 S Cedar Ave	0.58mi	4/2.0 (+1)	2,127 (+10%)	8mo	$312,500	$147	45

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-43,916
• Equity at exit: $41,749

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-35,328
• Equity at exit: $24,209

Cash invested: $78,400 (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 74037

• Home prices YoY: -23.3%
• Rents YoY: 3.2%
• Active inventory: 258
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $17

Break-even live

Break-even rent $2,206

Max offer price $280,000

Occupancy floor 94%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 W 118th St S Jenks, OK	3.0	3.0	1950	$2,299	$1.18	1d	1	0.45mi
11323 S Ash St Jenks, OK	4.0	2.5	2309	$2,150	$0.93	23d	1	0.64mi
11906 S Juniper Ct Jenks, OK	3.0	2.0	1799	$2,200	$1.22	1d	1	0.77mi
1224 W 112th Dr S Jenks, OK	3.0	3.0	1818	$1,950	$1.07	16d	1	1.12mi

Listing history 5 events

1. 2026-06-19
   status $280,000 Active 4 DOM
2. 2026-06-13
   statusdays on market $280,000 Pending 4 DOM
3. 2026-06-13
   days on market $280,000 Active 3 DOM
4. 2026-06-10
   remarks 280-char remark
5. 2026-06-10
   listed $280,000 Active 1 DOM

ⓘ 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: $1,893 · $158/mo
• Projected year-2 tax: $2,520 · $210/mo
• Expected delta: +$627/yr (+$52/mo · 33.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $26,733
• − Mortgage interest: −$15,684
• − Property taxes: −$1,893
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$8,145
• Taxable loss: −$4,667
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $1,326/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 — Jenks

• Score: 71/100
• State rank: #33
• US rank: #7270

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jenks, OK
• County: Tulsa County · 640,811 people
• City population: 24,547
• Metro: Tulsa, OK
• Population (ZIP): 24,547
• Household income: $103,942
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 233.0

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 0.58)
• Race & ethnicity: White 64% Two or more races 14% Asian 11% Hispanic / Latino 8% Native American 6% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 10% · Philippines, Canada, China
• Languages at home: 86% English-only · Other Asian/Pacific 6% Spanish 4% Russian/Polish/Slavic 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: ▼ -62.99%
• Current HPI: 207.6174
• Rent YoY: ▲ 3.20%
• 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

+51.3% since first listed

2 events — show timeline

• 2026-06-09 Listed $280,000 MLS Technology, Inc.
• 2026-04-21 Sold (Public Records) $185,067 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,893 · +4.1% YoY. Source: county tax records.