729 N 72nd EastAvenue · Tulsa, OK 74115

$135,000

4 bd · 1.0 ba · 912 sqft · SingleFamily public records · 99 Days on market

Built 1952 7,500 sqft lot Est $133k · 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +6.9/15.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom house with carport. Garage has been converted. Storage building, storm cellar, newer heat pump. Pls provide proof of funds or preapproval with all offers.

Key facts

• Covered carport
• Storm shelter
• 7,500 sq ft lot

Tags

• COVERED CARPORT
• LARGE SHED IN THE BACKYARD
• STORM SHELTER

Property features AI

Finance

• Other: Tax information not included per request
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built year from public records
• Exterior features: Covered porch; Storage structure; Full chain link fencing; Mature trees

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bedrooms: Bedroom information not provided
• Flooring: Concrete; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Geothermal heating and cooling; Heat pump; Electric heating
• Interior features: Vinyl and storm windows; Storm doors; Laminate countertops; Gas range and gas oven connections; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 rising fast (+4.6%/yr); 86 active listings in the ZIP; lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 39% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 4.6% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $21k; list at $135k implies a 543% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1952 — 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. 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?
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: 1.08% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $133,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 N 72nd EastAvenue	0.00mi	4/1.0	912 (0%)	1mo	$135,000	$148	99
6712 E Haskell St	0.30mi	4/1.0	888 (-3%)	5mo	$130,000	$146	77
6826 King Pl	0.31mi	3/1.0 (-1)	928 (+2%)	4mo	$110,000	$119	75
6917 E Marshall St	0.44mi	3/1.0 (-1)	912 (0%)	5mo	$133,000	$146	70
7138 E King Pl	0.26mi	3/1.0 (-1)	996 (+9%)	4mo	$159,900	$161	65
9 S 69th EastAvenue	0.41mi	3/1.0 (-1)	968 (+6%)	4mo	$149,900	$155	63
425 S 66th EastAvenue	0.73mi	3/1.0 (-1)	912 (0%)	2mo	$90,000	$99	59
6740 E Haskell Pl	0.20mi	3/1.0 (-1)	1,031 (+13%)	7mo	$140,000	$136	58
1223 N 76th East Ave E	0.49mi	3/1.0 (-1)	962 (+6%)	7mo	$115,000	$120	57
6240 E Latimer Pl	0.66mi	3/1.0 (-1)	925 (+1%)	8mo	$167,000	$181	56
7842 E Latimer Pl	0.53mi	3/1.0 (-1)	1,014 (+11%)	2mo	$115,000	$113	50
524 N Norwood Ave	0.62mi	3/1.0 (-1)	1,006 (+10%)	2mo	$185,000	$184	47

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $449
• Equity at exit: $20,129

10-year hold

• IRR: 11.4%
• Equity multiple: 1.95×
• Total profit: $35,972
• Equity at exit: $11,672

Cash invested: $37,800 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $314

Break-even live

Break-even rent $1,066

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-03
   status Pending
2. 2026-04-13
   status Active
3. 2026-04-04
   status Pending
4. 2026-01-15
   listed $135,000 Active
5. 2012-03-26
   soldstatus $21,000 164-char remark

   Show marketing remark (164 chars)

   3 bedroom house with carport. Garage has been converted. Storage building, storm cellar, newer heat pump. Pls provide proof of funds or preapproval with all offers.

6. 2012-02-14
   historical 164-char remark

   Show marketing remark (164 chars)

   3 bedroom house with carport. Garage has been converted. Storage building, storm cellar, newer heat pump. Pls provide proof of funds or preapproval with all offers.

7. 2011-12-27
   listed $29,900 164-char remark

   Show marketing remark (164 chars)

   3 bedroom house with carport. Garage has been converted. Storage building, storm cellar, newer heat pump. Pls provide proof of funds or preapproval with all offers.

8. 2011-12-24
   historical
9. 2011-06-23
   listed $29,900
10. 2010-06-22
    historical
11. 2009-12-22
    listed $65,000
12. 2006-08-07
    soldstatus $75,000
13. 2004-10-21
    soldstatus $65,000
14. 2004-10-19
    soldstatus $65,000
15. 2004-08-30
    historical
16. 2004-06-01
    listed $63,000
17. 2004-01-23
    historical
18. 2003-07-24
    listed $64,000
19. 2000-07-07
    soldstatus $57,000
20. 1992-10-27
    soldstatus $31,000

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$276/yr (+$23/mo · 29.4%)

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

Taxation est. · year 1

• Rental income: $17,569
• − Mortgage interest: −$7,562
• − Property taxes: −$939
• − Insurance: −$675
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,927
• Taxable income: $1,654
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $3,373/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): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• 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

+335.5% since first listed

20 events — show timeline

• 2026-05-03 Pending — MLS Technology, Inc.
• 2026-04-13 Relisted — MLS Technology, Inc.
• 2026-04-04 Pending — MLS Technology, Inc.
• 2026-01-15 Listed $135,000 MLS Technology, Inc.
• 2012-03-26 Sold (MLS) $21,000 MLS Technology, Inc.
• 2012-02-14 Listing Removed — MLS Technology, Inc.
• 2011-12-27 Listed $29,900 MLS Technology, Inc.
• 2011-12-24 Listing Removed — MLS Technology, Inc.
• 2011-06-23 Listed $29,900 MLS Technology, Inc.
• 2010-06-22 Listing Removed — MLS Technology, Inc.
• 2009-12-22 Listed $65,000 MLS Technology, Inc.
• 2006-08-07 Sold (Public Records) $75,000 Public Records
• 2004-10-21 Sold (MLS) $65,000 MLS Technology, Inc.
• 2004-10-19 Sold (Public Records) $65,000 Public Records
• 2004-08-30 Listing Removed — MLS Technology, Inc.
• 2004-06-01 Listed $63,000 MLS Technology, Inc.
• 2004-01-23 Listing Removed — MLS Technology, Inc.
• 2003-07-24 Listed $64,000 MLS Technology, Inc.
• 2000-07-07 Sold (Public Records) $57,000 Public Records
• 1992-10-27 Sold (Public Records) $31,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $939 · +8.7% YoY. Source: county tax records.