14054 S Zenith St · Glenpool, OK 74033

$129,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 6 Days on market

Built 2008 7,200 sqft lot Est $125k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.9/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to occupy. Mature trees provide great shade from summer heat, needs TLC. Selling "AS IS".

Key facts

• Open concept
• 7,200 sq ft lot
• Parking

Tags

• WOOD BURNING FIREPLACE
• REAL STONE ACCENT HEARTH
• OPEN CONCEPT
• UPDATED QUALITY APPLIANCES
• STAINLESS STEEL VENT HOOD
• WHOLE HOME WATER SHUTOFF

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Driveway; Parking pad
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-wide manufactured home; One story; Faces east; Tie-down foundation
• Construction: HardiPlank type and vinyl siding; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Concrete and gravel driveways; Covered porch, deck; Landscaping and exterior lighting; Rain gutters; Dog run; Shed(s); Full privacy fencing

Interior

• Kitchen: Refrigerator; Range / Oven; Convection oven; Microwave; Dishwasher; Disposal; Pantry
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Additional bedrooms (first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with double sink, separate shower, whirlpool tub and vent; Hall bath with bathtub and vent
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl and insulated storm windows; Insulated doors and storm door(s); Accessible doors; Ceiling fan(s); Laminate counters; Wired for data and cable TV; High speed internet available; Programmable thermostat; Electric oven/range connection; Electric water heater
• Laundry & utility: Inside utility room (first floor); Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.9% vs local median 3.9% in Glenpool — 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 70/100 on livability (#39 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Glenpool (suburban): math 25% / reading 27% proficiency, ranked #78 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $898 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 + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $130k implies a 185% 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 $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $125,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14054 S Zenith St	0.00mi	3/2.0	1,280 (0%)	1mo	$125,000	$98	99
950 W 138th Pl	0.19mi	3/2.0	1,278 (-0%)	7mo	$112,000	$88	85

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $10,921
• Equity at exit: $19,369

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $50,575
• Equity at exit: $11,231

Cash invested: $36,372 (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 74033

• Home prices YoY: -18.8%
• Active inventory: 162
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $503

Break-even live

Break-even rent $1,009

Max offer price $129,900

Occupancy floor 64%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13743 S Fern St Glenpool, OK	3.0	1.5	1139	$1,450	$1.27	10d	1	0.92mi
13486 S Fern St Glenpool, OK	3.0	1.0	976	$1,245	$1.28	1d	1	1.06mi

Listing history 18 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $129,900 Active
3. 2021-09-15
   soldstatus $45,500
4. 2021-09-14
   soldstatus $45,107 Closed 105-char remark

   Show marketing remark (105 chars)

   Ready to occupy. Mature trees provide great shade from summer heat, needs TLC. Selling "AS IS".

5. 2021-08-19
   status Pending 105-char remark

   Show marketing remark (105 chars)

   Ready to occupy. Mature trees provide great shade from summer heat, needs TLC. Selling "AS IS".

6. 2021-08-02
   listed $45,000 Active 105-char remark

   Show marketing remark (105 chars)

   Ready to occupy. Mature trees provide great shade from summer heat, needs TLC. Selling "AS IS".

7. 2013-01-07
   historical
8. 2012-12-07
   listed $15,000
9. 2012-05-29
   historical
10. 2012-04-05
    listed $20,000
11. 2010-07-02
    historical
12. 2010-05-07
    listed $25,000
13. 1998-12-05
    historical
14. 1998-06-05
    listed $33,500
15. 1996-11-13
    historical
16. 1996-09-10
    listed $38,500
17. 1993-06-29
    soldstatus $17,000
18. 1987-03-01
    soldstatus $12,000

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$425/yr (+$35/mo · 57.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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: $19,745
• − Mortgage interest: −$7,276
• − Property taxes: −$744
• − Insurance: −$650
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$3,779
• Taxable income: $4,137
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $5,038/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: Glenpool
• NCES district ID: 4012720
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $60,823
• Composite: 23.92/100
• National rank: #7789
• State rank: #78 of 270 in OK

Livability — Glenpool

• Score: 70/100
• State rank: #39
• US rank: #7699

Category grades

Amenities F Commute F Cost of living A+ 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: Glenpool, OK
• County: Tulsa County · 640,811 people
• City population: 13,745
• Metro: Tulsa, OK
• Population (ZIP): 13,745
• Household income: $80,542
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 288.0

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 0.61)
• Race & ethnicity: White 61% Two or more races 17% Hispanic / Latino 11% Native American 7% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Philippines, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -51.90%
• Current HPI: 223.9379
• Rent YoY: —
• 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

+982.5% since first listed

18 events — show timeline

• 2026-04-30 Pending — MLS Technology, Inc.
• 2026-04-24 Listed $129,900 MLS Technology, Inc.
• 2021-09-15 Sold (Public Records) $45,500 Public Records
• 2021-09-14 Sold (MLS) $45,107 MLS Technology, Inc.
• 2021-08-19 Pending — MLS Technology, Inc.
• 2021-08-02 Listed $45,000 MLS Technology, Inc.
• 2013-01-07 Listing Removed — MLS Technology, Inc.
• 2012-12-07 Listed $15,000 MLS Technology, Inc.
• 2012-05-29 Listing Removed — MLS Technology, Inc.
• 2012-04-05 Listed $20,000 MLS Technology, Inc.
• 2010-07-02 Listing Removed — MLS Technology, Inc.
• 2010-05-07 Listed $25,000 MLS Technology, Inc.
• 1998-12-05 Listing Removed — MLS Technology, Inc.
• 1998-06-05 Listed $33,500 MLS Technology, Inc.
• 1996-11-13 Listing Removed — MLS Technology, Inc.
• 1996-09-10 Listed $38,500 MLS Technology, Inc.
• 1993-06-29 Sold (Public Records) $17,000 Public Records
• 1987-03-01 Sold (Public Records) $12,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $744 · -0.1% YoY. Source: county tax records.