7748 E 21st St · Tulsa, OK 74129

$134,034

3 bd · 1.5 ba · 1,406 sqft · SingleFamily public records · 5 Days on market

Built 1961 9,960 sqft lot Est $200k · 33% under

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Why this score? — see what drove the C+ 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath home situated on a desirable corner lot with spacious front and rear yards. This property features a brand-new roof and new PVC fencing, offering both durability and peace of mind. The large backyard is perfect for entertaining or enjoying family time, complete with a pool and plenty of space to relax and unwind. A 2-car garage adds convenience and storage. Ideally located close to everything Tulsa has to offer, this home combines comfort, functionality, and a great location. SOLD AS-IS

Key facts

• New pvc fencing
• Large backyard
• Great location

Tags

• CORNER LOT
• NEW ROOF
• NEW PVC FENCING
• LARGE BACKYARD
• POOL
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Cap rate 8.6% 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-.
• 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: 71 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $926 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $134k implies a 208% 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 $134,034

Questions for the listing agent

1. Built in 1961 — 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: 1.06% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $199,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7748 E 21st St	0.00mi	3/2.0	1,406 (0%)	1mo	$140,000	$100	97
7715 E 21st Pl	0.05mi	3/1.5	1,350 (-4%)	1mo	$125,000	$93	90
2176 S 77th EastAvenue	0.18mi	3/2.0	1,331 (-5%)	2mo	$130,000	$98	79
2132 S 76th EastPlace	0.16mi	3/2.0	1,202 (-14%)	2mo	$194,000	$161	64
7712 E 22nd Pl	0.23mi	3/2.0	1,549 (+10%)	8mo	$210,000	$136	64
6915 E 18th St	0.65mi	3/2.0	1,361 (-3%)	4mo	$235,000	$173	59
7548 E 27th Pl	0.72mi	3/1.5	1,368 (-3%)	6mo	$219,000	$160	57
1544 S 74th East Ave	0.54mi	3/2.0	1,521 (+8%)	8mo	$140,000	$92	52
6946 E 20th Pl	0.49mi	3/2.0	1,613 (+15%)	2mo	$245,000	$152	49
7521 E 27th St S	0.65mi	3/1.5	1,228 (-13%)	3mo	$173,000	$141	46
7416 E 15 St	0.58mi	3/2.0	1,603 (+14%)	8mo	$250,000	$156	41
8543 E 24th Pl	0.62mi	3/2.0	1,596 (+14%)	8mo	$227,000	$142	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,365
• Equity at exit: $19,985

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $16,349
• Equity at exit: $11,589

Cash invested: $37,530 (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 74129

• Active inventory: 71
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$703
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $257

Break-even live

Break-even rent $1,099

Max offer price $134,034

Occupancy floor 77%

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: $33,508
• Closing costs: $4,021
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7610 E 21st Pl Tulsa, OK	3.0	1.5	1136	$1,695	$1.49	3d	1	0.19mi
7625 E 21st St Tulsa, OK	1.0–3.0	1.0–1.5	775	$1,075	$1.39	16d	6	0.21mi
8323 E 24th St Tulsa, OK	3.0	2.0	1300	$1,350	$1.04	3d	1	0.46mi
6621 E 19th St Tulsa, OK	1.0–2.0	1.0–2.0	800	$1,050	$1.31	16d	4	0.80mi
1246 S Memorial Dr Tulsa, OK	1.0–2.0	1.0–2.0	982	$1,080	$1.10	23d	9	0.83mi
9902 E 22nd Pl Tulsa, OK	3.0	2.5	1450	$1,475	$1.02	23d	1	1.33mi
5905 E 30th St Tulsa, OK	3.0	2.0	1210	$1,550	$1.28	3d	1	1.36mi
2923 S Irvington Ave Tulsa, OK	4.0	2.5	1786	$1,750	$0.98	2d	1	1.44mi
10124 E 22nd St Tulsa, OK	3.0	2.0	1117	$1,350	$1.21	14d	1	1.45mi
1645 S 101st East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1013	$1,899	$1.87	2d	35	1.48mi

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $134,034 Active
3. 1996-10-17
   soldstatus $43,500

ⓘ 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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/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 6/10 Major 7 d/yr ≥110°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: $17,097
• − Mortgage interest: −$7,508
• − Property taxes: −$1,318
• − Insurance: −$670
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,899
• Taxable income: $966
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $2,852/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 — 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
• City population: 389,418
• Population (ZIP): 18,764

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 0.71)
• Race & ethnicity: White 38% Hispanic / Latino 34% Two or more races 18% Black 17% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% Other Asian/Pacific 1% Vietnamese 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: ▼ -169.31%
• Current HPI: 247.8904
• 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

+208.1% since first listed

3 events — show timeline

• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-04-23 Listed $134,034 MLS Technology, Inc.
• 1996-10-17 Sold (Public Records) $43,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,318 · +6.9% YoY. Source: county tax records.