11108 E 13th St Unit 29-4A · Tulsa, OK 74128

$76,500

2 bd · 1.0 ba · 876 sqft · Condo · 33 Days on market

Built 1981 Fair condition $394/mo HOA · 35% 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 +10.1/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Corner lot condo unit on OAKBROOK VILLAGE. Living room with fireplace and large kitchen with all electric appliances. Stainless Steel. 2 spacious bedrooms. Rear entry 2 car garage parking. Conveniently located near major highways, schools, grocery stores, and others. Make it your own! Sold As-Is. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• $394 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Insulation listed as a green/energy-efficient feature
• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee; HOA amenities include clubhouse, park, pool, and gated/guard; Community features include gutters and sidewalks

Exterior

• Parking: Attached garage; Garage faces rear; Asphalt driveway; 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-story home; Faces east; Entry on first level
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Year built per public records
• Exterior features: Landscaping; Rain gutters; Covered, enclosed porch/patio

Interior

• Kitchen: Dishwasher; Electric oven; Range / Stove; Oven; Refrigerator; Disposal; Plumbed for ice maker
• Bedrooms: Master bedroom with separate closets (first level); Additional bedroom (first level)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (hall/full) (first level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Vaulted ceilings; Ceiling fan(s); Laminate counters; Cable TV; Aluminum frame windows; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric water heater; Utility room (first level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-45 ($-542/yr) — negative.
• To cash-flow at today's rent, offer at most $70k (8.5% below list).
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $70k (8.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: 38 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $529 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

• It's been on market 33 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $69,960 (8.5% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-15,016
• Equity at exit: $11,406

10-year hold

• IRR: -12.2%
• Equity multiple: 0.27×
• Total profit: $-15,731
• Equity at exit: $6,614

Cash invested: $21,420 (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 74128

• Home prices YoY: -21.6%
• Active inventory: 38
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$401
• Tax est. 1.5%: −$96 /mo · $1,148/yr
• Insurance: −$32
• HOA: −$394
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-45

Break-even live

Break-even rent $1,168

Max offer price $69,960

Occupancy floor 99%

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 S 107th East Ave Tulsa, OK	1.0–2.0	1.0	807	$925	$1.15	23d	6	0.24mi
1433 S 107th East Ave Tulsa, OK	1.0–3.0	1.0–1.5	840	$999	$1.19	19d	3	0.35mi
1448 S 108th East Pl Tulsa, OK	2.0	1.0	982	$1,350	$1.37	16d	1	0.52mi
717 S 101st East Ave Tulsa, OK	1.0–2.0	1.0	786	$1,049	$1.33	2d	11	0.58mi
9743 E 12th St Tulsa, OK	1.0–2.0	1.0–1.5	875	$975	$1.11	16d	3	0.71mi
1645 S 101st East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1013	$1,624	$1.60	2d	35	0.80mi
1129 S 124th East Ave Tulsa, OK	2.0	1.0	1100	$1,100	$1.00	16d	1	0.92mi
912 S 95th East Ave Tulsa, OK	1.0	1.0	650	$765	$1.18	3d	2	0.98mi
444 S Mingo Rd Tulsa, OK	3.0	1.0	800	$1,045	$1.31	16d	5	1.06mi
2140 S 109th East Ave Unit 2142C Tulsa, OK	2.0	1.5	1000	$895	$0.90	23d	1	1.11mi
2140 S 109th East Ave Unit 2158A Tulsa, OK	1.0	1.0	864	$600	$0.69	23d	1	1.11mi
11107 E Brady St Unit 458 Tulsa, OK	2.0	1.0	964	$1,155	$1.20	11d	1	1.15mi
11107 E Brady St Unit 132 Tulsa, OK	2.0	1.0	964	$995	$1.03	23d	1	1.15mi
11107 E Brady St Unit 211 Tulsa, OK	2.0	1.0	964	$1,155	$1.20	23d	1	1.15mi
11107 E Brady St Unit 338 Tulsa, OK	2.0	1.0	964	$1,095	$1.14	3d	1	1.15mi
10951 E 23rd St Unit 10967 Tulsa, OK	2.0	1.5	800	$1,149	$1.44	3d	1	1.22mi
10951 E 23rd St Unit 10959 Tulsa, OK	2.0	1.5	767	$1,149	$1.50	23d	1	1.22mi
10951 E 23rd St Unit 10967 D Tulsa, OK	1.0	1.5	767	$1,075	$1.40	23d	1	1.22mi
10124 E 22nd St Tulsa, OK	3.0	2.0	1117	$1,350	$1.21	14d	1	1.28mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,184	$1.25	1d	4	1.40mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,199	$1.23	21d	4	1.40mi
2319 S 119th East Ave Tulsa, OK	3.0	1.0	990	$1,365	$1.38	23d	1	1.43mi

HOA detail condo

• Monthly dues: $394 · $4,728/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-02
   statusdays on market $76,500 Pending 33 DOM
2. 2026-06-01
   days on market $76,500 Active 32 DOM
3. 2026-05-31
   days on market $76,500 Active 31 DOM
4. 2026-04-28
   listed $76,500 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 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: $13,329
• − Mortgage interest: −$4,285
• − Property taxes: −$1,148
• − Insurance: −$382
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − HOA: −$4,728
• − Depreciation: −$2,225
• Taxable loss: −$1,572
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $-165/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 · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance, with a focus on exterior and interior painting to improve its curb appeal and resale value.

Repairs flagged

• Major Brick siding — Weathered and in need of repainting
• Minor Carpeted floors — Worn but could be cleaned

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Improves durability and resale value
• Both Paint exterior brick — Enhances curb appeal and protects brick

Renovation cost estimate screening

Repair item	Severity	Est. cost
Brick siding · Weathered and in need of repainting	Major	$15,000–50,000
Carpeted floors · Worn but could be cleaned	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Improves durability and resale value ↑
• Both Paint exterior brick — Enhances curb appeal and protects brick ↑

ⓘ 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): 13,751
• Household income: $52,195
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 382.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 38% Two or more races 23% Black 10% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Asian/Pacific 2% 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: ▼ -66.16%
• Current HPI: 240.6763
• 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

1 event — show timeline

• 2026-04-28 Listed $76,500 MLS Technology, Inc.