6737 S Peoria Ave Unit B109 · Tulsa, OK 74136

$55,000

1 bd · 1.0 ba · 673 sqft · Condo · 12 Days on market

Built 1982 Fair condition $257/mo HOA · 32% of rent

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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 +12.8/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated main level single story unit. Newer appliances including stove, microwave, ref, washer and dryer. Great looking kitchen with updated cabinets and countertops. Patio with storage closet. Updated bathroom with a walk in Tube, bidet and more. Washer and dryer retrofitted for easy access. Amenities include covered parking and a super clean HOA swimming pool. HOA cost $244.00 per month includes outside maintenance, water, sewer and garbage pickup as well as a hot water. Tankless systems are located at the clubhouse and are maintained by the HOA. Close to shopping, trails, river, casino, and restaurants. Great location right off of Riverside parkway. Updated exterior paint

Key facts

• Updated cabinets
• Newer appliances
• Walk in tub

Tags

• NEWER APPLIANCES
• UPDATED CABINETS
• UPDATED BATHROOM
• WALK IN TUB
• BIDET
• PATIO WITH STORAGE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee; Monthly association fee covers structure maintenance, sewer, trash and water; Community clubhouse and pool; Pets allowed; Senior community

Exterior

• Parking: Carport; Asphalt driveway; 1-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Brick, HardiPlank-type siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Sprinkler/irrigation system; Exterior lighting; Rain gutters; Covered porch and patio; Decorative, full privacy fencing; Gunite pool

Interior

• Kitchen: Country-style kitchen with pantry; Electric range connection; Oven; Range; Stove; Microwave; Dishwasher; Disposal
• Bedrooms: Master bedroom with separate closets (first level)
• Flooring: Carpet; Tile
• Bathrooms: Full bathroom with bathtub and vent (master bath, first level)
• Heating & cooling: Central electric heating; Window cooling units
• Interior features: Vaulted ceilings; Ceiling fans; Laminate counters; Cable TV; Aluminum frame windows; Programmable thermostat; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Tankless water heater; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-5 ($-64/yr) — negative.
• To cash-flow at today's rent, offer at most $54k (1.4% below list).
• Meets the 1% rule at list price ($800 rent vs $55k).
• Recommended offer: $54k (1.4% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.8% 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: 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.
• Zoned schools: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 173 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $380 of loan paydown is wiped out by about $2k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,230 (1.4% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-10,860
• Equity at exit: $8,201

10-year hold

• IRR: -26.3%
• Equity multiple: -0.05×
• Total profit: $-16,177
• Equity at exit: $4,755

Cash invested: $15,400 (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 74136

• Home prices YoY: -31.4%
• Rents YoY: 0.7%
• Active inventory: 173
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $800 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$257
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-5

Break-even live

Break-even rent $806

Max offer price $54,230

Occupancy floor 96%

Sensitivity live

Price	-10% $33	-5% $14	+0% $-5	+5% $-24	+10% $-43
Rent	-10% $-68	-5% $-37	+0% $-5	+5% $26	+10% $58
Rate	-1.0pp $22	-0.5pp $9	base $-5	+0.5pp $-20	+1.0pp $-34

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$709	$0.88	4d	4	0.12mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$875	$1.23	13d	2	0.14mi
1329 E 64th St Tulsa, OK	1.0–2.0	1.0	624	$900	$1.44	3d	2	0.37mi
6760 S Trenton Pl Tulsa, OK	1.0	1.0	700	$745	$1.06	25d	1	0.45mi
1730 E 67th St #303 Tulsa, OK	1.0	1.0	450	$800	$1.78	25d	1	0.55mi
1804 E 66th Pl Unit E108 Tulsa, OK	1.0	1.0	562	$850	$1.51	25d	1	0.62mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$800	$1.15	23d	3	0.62mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	562	$950	$1.69	5d	1	0.62mi
1808 E 66th Pl Tulsa, OK	1.0	1.0	420	$675	$1.61	25d	1	0.65mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$873	$1.25	3d	37	0.66mi
910 E 61st St Tulsa, OK	1.0	1.0	700	$926	$1.32	5d	1	0.69mi
6630 S Zunis Ave Tulsa, OK	1.0–3.0	1.0–2.0	1000	$789	$0.79	3d	12	0.76mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$849	$1.07	5d	4	0.79mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$699	$1.00	5d	14	0.81mi
6609 S Lewis Ave Tulsa, OK	1.0	1.0	600	$816	$1.36	4d	5	1.00mi
5630 S Peoria Ave Unit 5630B-P Tulsa, OK	1.0	1.0	650	$925	$1.42	5d	1	1.02mi
5620 S Quaker Ave Unit 5620D-Q Tulsa, OK	1.0	1.0	650	$999	$1.54	25d	1	1.09mi
7803 S Wheeling Ave Tulsa, OK	1.0–2.0	1.0–2.0	800	$699	$0.87	25d	10	1.22mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$849	$1.08	5d	4	1.23mi
2409 E 59th Ct Unit 2433-4 Tulsa, OK	1.0	1.0	565	$675	$1.19	21d	1	1.32mi

HOA detail condo

• Monthly dues: $257 · $3,084/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-22
   days on market $55,000 Active 12 DOM
2. 2026-06-18
   days on market $55,000 Active 9 DOM
3. 2026-06-17
   days on market $55,000 Active 8 DOM
4. 2026-06-16
   days on market $55,000 Active 7 DOM
5. 2026-06-15
   days on market $55,000 Active 6 DOM
6. 2026-06-13
   days on market $55,000 Active 4 DOM
7. 2026-06-10
   remarks 683-char remark
8. 2026-06-10
   listed $55,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 45% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $9,597
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$768
• − Management: −$768
• − HOA: −$3,084
• − Depreciation: −$1,600
• Taxable loss: −$804
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $129/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, including new flooring, paint, and appliances, to improve its condition and value.

Repairs flagged

• Major Carpet — Severe wear and dirt accumulation.
• Major Paint — Chipped and worn in some areas.

Value-add opportunities

• Both New flooring — New flooring would improve the overall appearance and functionality of the home.
• Both Paint job — A fresh coat of paint would enhance the home's curb appeal and interior aesthetics.
• Both Appliances — Upgrading to newer, more energy-efficient appliances would improve the home's value and appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpet · Severe wear and dirt accumulation.	Major	$15,000–50,000
Paint · Chipped and worn in some areas.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both New flooring — New flooring would improve the overall appearance and functionality of the home. ↑
• Both Paint job — A fresh coat of paint would enhance the home's curb appeal and interior aesthetics. ↑
• Both Appliances — Upgrading to newer, more energy-efficient appliances would improve the home's value and appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 31,416
• Household income: $51,820
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2579.0

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 0.66)
• Race & ethnicity: White 55% Black 16% Two or more races 13% Hispanic / Latino 10% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 83% English-only · Spanish 8% Other Asian/Pacific 5% Other Indo-European 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: ▼ -98.51%
• Current HPI: 215.3642
• Rent YoY: ▲ 0.74%
• 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

1 event — show timeline

• 2026-06-09 Listed $55,000 MLS Technology, Inc.