1145 S 79th East Ave · Tulsa, OK 74112

$100,000

3 bd · 2.5 ba · 1,391 sqft · Other public records · 14 Days on market

Built 1982 4,942 sqft lot

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Why this score? — see what drove the B- 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 +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an owner-occupant or investor! This 3-bedroom, 2.5-bath half duplex offers a functional floor plan, 1-car garage, and major mechanical updates already completed, including an HVAC system and hot water tank that are approximately one year old. Convenient location with plenty of potential. Sold as-is.

Key facts

• 4,942 sq ft lot
• Garage
• Built 1982

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces west; Slab foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Enclosed porch; Deck; Full privacy fencing; Mature trees on lot

Interior

• Kitchen: Oven; Range; Stove; Dishwasher
• Bedrooms: Master bedroom with private bath (second level); Additional bedrooms without en suite baths (second level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms (one is a master bath with shower only; one hall full bath with bathtub); One half bathroom (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Other interior features
• Laundry & utility: Washer hookup; Separate inside utility room (first level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.2% 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 (+4.7%/yr); 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $691 of loan paydown is wiped out by about $3k 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 + 4.7% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $100k implies a 122% 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 $100,000

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 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.44×
• Total profit: $12,319
• Equity at exit: $14,910

10-year hold

• IRR: 21.3%
• Equity multiple: 2.94×
• Total profit: $54,449
• Equity at exit: $8,646

Cash invested: $28,000 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$524
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $411

Break-even live

Break-even rent $817

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $467	-5% $439	+0% $411	+5% $382	+10% $354
Rent	-10% $305	-5% $358	+0% $411	+5% $464	+10% $516
Rate	-1.0pp $461	-0.5pp $436	base $411	+0.5pp $385	+1.0pp $359

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1246 S Memorial Dr Tulsa, OK	1.0–2.0	1.0–2.0	982	$1,080	$1.10	24d	9	0.12mi
7625 E 21st St Tulsa, OK	1.0–3.0	1.0–1.5	775	$1,075	$1.39	16d	6	0.81mi
7610 E 21st Pl Tulsa, OK	3.0	1.5	1136	$1,695	$1.49	4d	1	0.96mi
6621 E 19th St Tulsa, OK	1.0–2.0	1.0–2.0	800	$1,050	$1.31	16d	4	1.02mi
9743 E 12th St Tulsa, OK	1.0–2.0	1.0–1.5	875	$975	$1.11	16d	3	1.25mi
8323 E 24th St Tulsa, OK	3.0	2.0	1300	$1,350	$1.04	3d	1	1.30mi
444 S Mingo Rd Tulsa, OK	3.0	1.0	800	$1,200	$1.50	16d	5	1.31mi
717 S 101st East Ave Tulsa, OK	1.0–2.0	1.0	786	$1,049	$1.33	2d	11	1.46mi
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 11 events

1. 2026-06-17
   status $100,000 Pending 14 DOM
2. 2026-06-17
   days on market $100,000 Active 14 DOM
3. 2026-06-16
   days on market $100,000 Active 13 DOM
4. 2026-06-15
   days on market $100,000 Active 12 DOM
5. 2026-06-13
   days on market $100,000 Active 10 DOM
6. 2026-06-10
   days on market $100,000 Active 7 DOM
7. 2026-06-09
   days on market $100,000 Active 6 DOM
8. 2026-06-08
   days on market $100,000 Active 5 DOM
9. 2026-06-07
   days on market $100,000 Active 4 DOM
10. 2026-06-05
    remarks 322-char remark
11. 2026-06-05
    listed $100,000 Active 1 DOM

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $953 · $79/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: $16,045
• − Mortgage interest: −$5,602
• − Property taxes: −$953
• − Insurance: −$500
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$2,909
• Taxable income: $3,514
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $4,086/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

+122.2% since first listed

2 events — show timeline

• 2026-06-03 Listed $100,000 MLS Technology, Inc.
• 1989-06-01 Sold (Public Records) $45,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $953 · +3.5% YoY. Source: county tax records.