14803 E 33rd Pl · Tulsa, OK 74134

$120,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 1 Days on market

Built 1978 9,786 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute! New gorgeous flooring, fresh paint in updated colors, new HVAC gives home a WOW factor! Vaulted den w/ fireplace, new dishwasher in kitchen. Generous size bedrooms w/ walk in closets. Master w/ its own bath & walk in. Corner lot w/ mature trees!

Key facts

• Master suite
• Vaulted ceiling
• Attached bathroom

Tags

• CORNER LOT
• VAULTED CEILING
• MASTER SUITE
• ATTACHED BATHROOM

Property features AI

Finance

• HOA & community: Sidewalks; Gutters (community feature)

Exterior

• Parking: Attached garage with storage; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Built using stone, wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Patio; Corner lot; Mature trees

Interior

• Kitchen: Dishwasher; Garbage disposal; Oven; Range / Stove; Gas water heater; Breakfast nook
• Bedrooms: Multiple first-floor bedrooms with walk-in closets; Master bedroom on first floor with private bath and walk-in closet
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms (including master bath and hall bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Storm door(s); High-speed internet; Cable TV; Wired for data; Ceiling fan(s); Laminate counters; Programmable thermostat
• Laundry & utility: Indoor utility room (separate); Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 11.0% 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-.
• Broken Arrow (suburban): math 23% / reading 28% proficiency, ranked #79 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.5%/yr); 195 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $830 of loan paydown is wiped out by about $4k 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 + 3.5% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $120,000

Questions for the listing agent

1. Built in 1978 — 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: 1.40% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $254,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14803 E 33rd Pl	0.00mi	3/2.0	1,512 (0%)	1mo	$115,623	$76	100
15035 E 35th Pl	0.31mi	3/2.0	1,530 (+1%)	4mo	$223,000	$146	80
14810 E 37th St	0.44mi	3/2.0	1,504 (-0%)	1mo	$250,000	$166	77
15119 E 35th St	0.30mi	3/2.0	1,420 (-6%)	3mo	$175,000	$123	74
3437 S 148th EastAvenue	0.16mi	3/2.0	1,349 (-11%)	4mo	$145,000	$107	71
14715 E 39th St S	0.59mi	3/2.0	1,419 (-6%)	3mo	$259,999	$183	59
14827 E 39th St S	0.60mi	3/2.0	1,419 (-6%)	4mo	$250,000	$176	59
3740 S 150th EastAvenue	0.56mi	3/2.0	1,423 (-6%)	7mo	$256,350	$180	59
3743 S 153rd Ave E	0.62mi	3/2.0	1,431 (-5%)	4mo	$240,000	$168	58
3749 S 153rd East Ave	0.64mi	4/2.0 (+1)	1,526 (+1%)	7mo	$270,000	$177	58
3938 S 148th EastPlace	0.71mi	3/2.0	1,456 (-4%)	4mo	$269,900	$185	58
3711 S 151st East Ave	0.51mi	4/2.0 (+1)	1,690 (+12%)	7mo	$259,000	$153	46

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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $11,719
• Equity at exit: $17,892

10-year hold

• IRR: 18.5%
• Equity multiple: 2.58×
• Total profit: $52,979
• Equity at exit: $10,375

Cash invested: $33,600 (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 74134

• Home prices YoY: -25.5%
• Rents YoY: 3.5%
• Active inventory: 195
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$629
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $475

Break-even live

Break-even rent $1,082

Max offer price $120,000

Occupancy floor 67%

Sensitivity live

Price	-10% $543	-5% $509	+0% $475	+5% $441	+10% $407
Rent	-10% $342	-5% $408	+0% $475	+5% $541	+10% $608
Rate	-1.0pp $535	-0.5pp $505	base $475	+0.5pp $444	+1.0pp $412

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14826 E 39th St S Tulsa, OK	4.0	2.0	1691	$1,980	$1.17	12d	1	0.66mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	3d	1	0.68mi
13809 E 27th Pl Tulsa, OK	4.0	2.0	1741	$1,785	$1.03	22d	1	0.79mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	20d	1	1.02mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	24d	1	1.02mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,499	$1.39	2d	1	1.11mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	24d	1	1.38mi

Listing history 19 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   price $120,000
3. 2026-05-20
   listed $115,000 Active
4. 2017-04-26
   soldstatus $112,000 Closed 263-char remark

   Show marketing remark (263 chars)

   Super cute! New gorgeous flooring, fresh paint in updated colors, new HVAC gives home a WOW factor! Vaulted den w/ fireplace, new dishwasher in kitchen. Generous size bedrooms w/ walk in closets. Master w/ its own bath & walk in. Corner lot w/ mature trees!

5. 2017-03-02
   status Pending 263-char remark

   Show marketing remark (263 chars)

   Super cute! New gorgeous flooring, fresh paint in updated colors, new HVAC gives home a WOW factor! Vaulted den w/ fireplace, new dishwasher in kitchen. Generous size bedrooms w/ walk in closets. Master w/ its own bath & walk in. Corner lot w/ mature trees!

6. 2017-02-16
   price $116,500 263-char remark

   Show marketing remark (263 chars)

   Super cute! New gorgeous flooring, fresh paint in updated colors, new HVAC gives home a WOW factor! Vaulted den w/ fireplace, new dishwasher in kitchen. Generous size bedrooms w/ walk in closets. Master w/ its own bath & walk in. Corner lot w/ mature trees!

7. 2017-02-10
   listed $120,000 Active 263-char remark

   Show marketing remark (263 chars)

   Super cute! New gorgeous flooring, fresh paint in updated colors, new HVAC gives home a WOW factor! Vaulted den w/ fireplace, new dishwasher in kitchen. Generous size bedrooms w/ walk in closets. Master w/ its own bath & walk in. Corner lot w/ mature trees!

8. 2011-03-25
   soldstatus $88,000
9. 2011-03-22
   soldstatus $88,000 147-char remark

   Show marketing remark (147 chars)

   'What a deal' - New roof, new paint, new Pergo flooring. Open floor plan, walk-in closets in all the bedrooms, private bath off master. Corner lot.

10. 2011-03-01
    historical 147-char remark

    Show marketing remark (147 chars)

    'What a deal' - New roof, new paint, new Pergo flooring. Open floor plan, walk-in closets in all the bedrooms, private bath off master. Corner lot.

11. 2011-01-20
    listed $90,000 147-char remark

    Show marketing remark (147 chars)

    'What a deal' - New roof, new paint, new Pergo flooring. Open floor plan, walk-in closets in all the bedrooms, private bath off master. Corner lot.

12. 2006-02-03
    soldstatus $97,000
13. 2006-01-31
    soldstatus $97,000
14. 2006-01-09
    historical
15. 2005-09-14
    listed $104,000
16. 2000-04-24
    soldstatus $85,000
17. 2000-04-17
    soldstatus $85,000
18. 2000-03-16
    historical
19. 2000-01-16
    listed $87,500

ⓘ 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: $2,109 · $176/mo
• Projected year-2 tax: $2,109 · $176/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $20,199
• − Mortgage interest: −$6,722
• − Property taxes: −$2,109
• − Insurance: −$600
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$3,491
• Taxable income: $4,046
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $4,726/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: Broken Arrow
• NCES district ID: 4005490
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $64,646
• Composite: 23.86/100
• National rank: #7801
• State rank: #79 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): 23,323
• Household income: $73,119
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 608.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 26% Two or more races 15% Black 10% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 22% Other Asian/Pacific 3% Vietnamese 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: ▼ -68.07%
• Current HPI: 198.7031
• Rent YoY: ▲ 3.52%
• 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

+37.1% since first listed

19 events — show timeline

• 2026-05-22 Pending — MLS Technology, Inc.
• 2026-05-20 Price Changed $120,000 MLS Technology, Inc.
• 2026-05-20 Listed $115,000 MLS Technology, Inc.
• 2017-04-26 Sold (MLS) $112,000 MLS Technology, Inc.
• 2017-03-02 Pending — MLS Technology, Inc.
• 2017-02-16 Price Changed $116,500 MLS Technology, Inc.
• 2017-02-10 Listed $120,000 MLS Technology, Inc.
• 2011-03-25 Sold (Public Records) $88,000 Public Records
• 2011-03-22 Sold (MLS) $88,000 MLS Technology, Inc.
• 2011-03-01 Listing Removed — MLS Technology, Inc.
• 2011-01-20 Listed $90,000 MLS Technology, Inc.
• 2006-02-03 Sold (Public Records) $97,000 Public Records
• 2006-01-31 Sold (MLS) $97,000 MLS Technology, Inc.
• 2006-01-09 Listing Removed — MLS Technology, Inc.
• 2005-09-14 Listed $104,000 MLS Technology, Inc.
• 2000-04-24 Sold (Public Records) $85,000 Public Records
• 2000-04-17 Sold (MLS) $85,000 MLS Technology, Inc.
• 2000-03-16 Listing Removed — MLS Technology, Inc.
• 2000-01-16 Listed $87,500 MLS Technology, Inc.

Property tax history

+5.5%/yr

Latest (2025): $2,109 · +8.2% YoY. Source: county tax records.