6605 S Zunis Ave #2401 · Tulsa, OK 74136

$67,500

3 bd · 2.0 ba · 1,150 sqft · Condo · 156 Days on market

Built 1977 $320/mo HOA · 27% of rent

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PAINT & CARPET. DOWNSTAIRS FLAT. LARGE PRIVATE PORCH. CONDO FEE INCLUDES: BASIC CABLE, WATER, SEWER, POOL, CLBHOUSE, EXT. MAINTENANCE, STRUCT. INSURANCE. CONV. PARKING. FRIDGE & STOVE WORK, BUT

Key facts

• Updated kitchen
• Inside utility room
• $320 HOA

Tags

• UPDATED KITCHEN
• INSIDE UTILITY ROOM
• SPACIOUS WALK-IN CLOSET
• ONE MILE FROM RIVERSIDE DRIVE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with a monthly fee; Association fee includes structure maintenance, sewer, trash and water; Community pool

Exterior

• Parking: Asphalt parking
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Fiber optic available; High speed internet available; Phone available
• Home design: Single-story home; Faces northwest; Slab foundation
• Construction: Built per public records; Masonite, stone and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Garbage disposal; Pantry
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Additional bedrooms (First level)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Hall full bath (First level); Master bath with shower only (First level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum frame windows; Laminate countertops; Cable TV available; Electric oven and range connections; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $68k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Rents flat; 172 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $467 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 156 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $68k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.76% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 4.7

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-3,692
• Equity at exit: $10,064

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-247
• Equity at exit: $5,836

Cash invested: $18,900 (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: 172
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$320
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $152

Break-even live

Break-even rent $996

Max offer price $67,500

Occupancy floor 82%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6630 S Zunis Ave Tulsa, OK	1.0–3.0	1.0–2.0	1000	$1,299	$1.30	2d	12	0.04mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$1,100	$1.58	21d	3	0.18mi
6732 S Lewis Ave #313 Tulsa, OK	2.0	2.0	1350	$1,400	$1.04	3d	1	0.21mi
6805 S Lewis Ave Tulsa, OK	2.0	1.5–2.0	1200	$1,174	$0.98	2d	4	0.26mi
6760 S Trenton Pl Tulsa, OK	2.0	2.0	900	$900	$1.00	10d	1	0.53mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$1,062	$1.52	2d	37	0.56mi
6135 S Troost Ave Unit 6135 Tulsa, OK	2.0	2.0	1150	$1,125	$0.98	24d	1	0.58mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	24d	1	0.65mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$1,199	$1.52	3d	4	0.74mi
1514 E 73rd Pl Tulsa, OK	3.0	2.0	1461	$1,450	$0.99	10d	1	0.83mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$1,100	$1.54	11d	2	0.85mi
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$926	$1.14	2d	4	0.91mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$1,051	$1.50	3d	14	0.98mi
6307 S Owasso Ave Unit 6309 Tulsa, OK	4.0	2.0	1131	$1,560	$1.38	2d	1	0.99mi
7901 Riverside Pkwy Tulsa, OK	2.0	2.0	950	$884	$0.93	3d	16	1.00mi
6345 S Madison Pl Unit 1 Tulsa, OK	3.0	2.0	1080	$1,100	$1.02	3d	1	1.06mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$1,069	$1.35	3d	4	1.10mi
6119 S Madison Pl Tulsa, OK	3.0	2.0	1214	$1,550	$1.28	10d	1	1.15mi
7803 S Wheeling Ave Tulsa, OK	1.0–2.0	1.0–2.0	800	$849	$1.06	24d	10	1.18mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.21mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	3d	1	1.22mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.25mi
5270 S Lewis Ave Tulsa, OK	2.0	2.0	1050	$950	$0.90	24d	8	1.42mi
5151 S Utica Ave Tulsa, OK	1.0–2.0	1.0	799	$838	$1.05	2d	1	1.49mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: watersewercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-13
   status $67,500 Pending 156 DOM
2. 2026-06-10
   days on market $67,500 Active 156 DOM
3. 2026-06-09
   days on market $67,500 Active 155 DOM
4. 2026-06-08
   days on market $67,500 Active 154 DOM
5. 2026-06-07
   days on market $67,500 Active 153 DOM
6. 2026-06-05
   status $67,500 Active 150 DOM
7. 2026-05-04
   status Pending
8. 2026-04-23
   status Active
9. 2026-04-14
   historical
10. 2026-04-01
    price $67,500
11. 2025-11-26
    listed $74,500 Active
12. 1998-07-28
    soldstatus $30,000 209-char remark

    Show marketing remark (209 chars)

    NEW PAINT & CARPET. DOWNSTAIRS FLAT. LARGE PRIVATE PORCH. CONDO FEE INCLUDES: BASIC CABLE, WATER, SEWER, POOL, CLBHOUSE, EXT. MAINTENANCE, STRUCT. INSURANCE. CONV. PARKING. FRIDGE & STOVE WORK, BUT

13. 1998-07-01
    historical 209-char remark

    Show marketing remark (209 chars)

    NEW PAINT & CARPET. DOWNSTAIRS FLAT. LARGE PRIVATE PORCH. CONDO FEE INCLUDES: BASIC CABLE, WATER, SEWER, POOL, CLBHOUSE, EXT. MAINTENANCE, STRUCT. INSURANCE. CONV. PARKING. FRIDGE & STOVE WORK, BUT

14. 1998-01-26
    listed $32,000 209-char remark

    Show marketing remark (209 chars)

    NEW PAINT & CARPET. DOWNSTAIRS FLAT. LARGE PRIVATE PORCH. CONDO FEE INCLUDES: BASIC CABLE, WATER, SEWER, POOL, CLBHOUSE, EXT. MAINTENANCE, STRUCT. INSURANCE. CONV. PARKING. FRIDGE & STOVE WORK, BUT

ⓘ 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 1/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,253
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − HOA: −$3,840
• − Depreciation: −$1,964
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $1,573/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
• 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

+110.9% since first listed

8 events — show timeline

• 2026-05-04 Pending — MLS Technology, Inc.
• 2026-04-23 Relisted — MLS Technology, Inc.
• 2026-04-14 Listing Removed — MLS Technology, Inc.
• 2026-04-01 Price Changed $67,500 MLS Technology, Inc.
• 2025-11-26 Listed $74,500 MLS Technology, Inc.
• 1998-07-28 Sold (MLS) $30,000 MLS Technology, Inc.
• 1998-07-01 Listing Removed — MLS Technology, Inc.
• 1998-01-26 Listed $32,000 MLS Technology, Inc.