6206 W 62nd St · Oakhurst, OK 74131

$158,400

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 108 Days on market

Built 1978 7,797 sqft lot

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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 +15.7/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Completely Remodeled & Move-In Ready! Enjoy peace of mind with all-new exterior stucco, roof, HVAC, windows, plumbing, wiring, insulation, and a brand-new electrical panel and water heater. Step inside to a bright, modern interior featuring beautiful flooring, fresh paint throughout, energy-efficient lighting, and a kitchen with granite countertops and new cabinetry. The bathroom showcases striking black-and-white tile and a sleek glass shower door for a timeless, elegant look. Outside, you’ll love the new concrete driveway and walkway, plus a fully fenced backyard with a brand-new privacy fence—perfect for gardening, relaxing, or hosting gatherings. The inviting private e

Key facts

• New exterior stucco
• Modern living
• Private entrance

Tags

• NEW EXTERIOR STUCCO
• NEW CONCRETE DRIVEWAY
• FULLY FENCED BACKYARD
• PRIVATE ENTRANCE
• MODERN LIVING

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Phone available
• Home design: Single-story; Faces west; Crawlspace foundation; Property constructed with stucco and wood frame
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Full pipe fencing

Interior

• Kitchen: Oven; Range; Electric range connection; Gas range connection
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Granite counters; Laminate counters; Programmable thermostat; Vinyl windows
• Laundry & utility: Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $71 ($846/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 $147k (6.9% below list).
• Recommended offer: $144k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#249 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• 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: 23 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.5% local appreciation)).
• At projected returns (5.5% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,144 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.02×
• Total profit: $45,459
• Equity at exit: $94,483

10-year hold

• IRR: 15.9%
• Equity multiple: 3.97×
• Total profit: $131,660
• Equity at exit: $167,106

Cash invested: $44,352 (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 74131

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$831
• Tax est. 1.5%: −$198 /mo · $2,376/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $71

Break-even live

Break-even rent $1,386

Max offer price $158,400

Occupancy floor 90%

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: $39,600
• Closing costs: $4,752
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4115 W 57th St Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	1.36mi
4116 W 56th Pl Unit A Tulsa, OK	3.0	2.0	1303	$1,500	$1.15	3d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $158,400 Active 108 DOM
2. 2026-06-17
   days on market $158,400 Active 107 DOM
3. 2026-06-16
   pricedays on market $158,400 Active 106 DOM
4. 2026-06-15
   days on market $158,500 Active 105 DOM
5. 2026-06-13
   days on market $158,500 Active 103 DOM
6. 2026-06-10
   days on market $158,500 Active 100 DOM
7. 2026-06-09
   days on market $158,500 Active 99 DOM
8. 2026-06-08
   days on market $158,500 Active 98 DOM
9. 2026-06-07
   days on market $158,500 Active 97 DOM
10. 2026-06-05
    days on market $158,500 Active 94 DOM
11. 2026-06-03
    days on market $158,500 Active 93 DOM
12. 2026-06-02
    days on market $158,500 Active 92 DOM
13. 2026-06-01
    days on market $158,500 Active 91 DOM
14. 2026-05-31
    days on market $158,500 Active 90 DOM
15. 2026-02-27
    listed $159,700 Active

ⓘ 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 (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,699
• − Mortgage interest: −$8,873
• − Property taxes: −$2,376
• − Insurance: −$792
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$4,608
• Taxable loss: −$1,782
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $1,274/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 — Oakhurst

• Score: 62/100
• State rank: #249
• US rank: #16620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakhurst, OK
• City population: 2,737
• Population (ZIP): 2,317

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 13% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 231.6145
• Rent YoY: —
• Metro: —
• 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

• 2026-02-27 Listed $159,700 MLS Technology, Inc.

Property tax history

+100.0%/yr

Latest (2021): $8 · +60.0% YoY. Source: county tax records.