6669 S Victor Ave Unit J201 · Tulsa, OK 74136

$35,000

2 bd · 1.0 ba · 984 sqft · Condo · 18 Days on market

Built 1983 $323/mo HOA · 34% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great cash-flowing investment opportunity with tenant already in place! Updated condo with 2 bedrooms and 1 full bathroom plus a loft. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. * Tenant occupied until May of 2024.

Key facts

• En suite bathroom
• Refreshing pool
• Two story floor plan

Tags

• TWO STORY FLOOR PLAN
• OPEN-CONCEPT LIVING
• COZY FIREPLACE
• PRIVATE LOFT-STYLE BEDROOM
• EN SUITE BATHROOM
• REFRESHING POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee (includes structure maintenance, sewer, trash, water); Community amenities include pool, business center, and parking

Exterior

• Parking: Covered parking
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; High speed internet available; Phone available; Public water; Public sewer
• Home design: 2-story property; Faces east; Slab foundation
• Construction: HardiPlank siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered patio; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal; Electric water heater
• Flooring: Carpet; Wood veneer
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Electric oven and range connections; Vinyl windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $35k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: Rents flat; 172 active listings in the ZIP; 29 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 $242 of loan paydown is wiped out by about $1k 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 + 0.7% rent growth), your $10k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 35y ago; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.71% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 3.1

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: 11.2%
• Equity multiple: 1.42×
• Total profit: $4,146
• Equity at exit: $5,219

10-year hold

• IRR: 16.9%
• Equity multiple: 2.15×
• Total profit: $11,290
• Equity at exit: $3,026

Cash invested: $9,800 (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 74136

• Home prices YoY: -31.4%
• Rents YoY: 0.7%
• Active inventory: 172
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $948 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$323
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $184

Break-even live

Break-even rent $715

Max offer price $35,000

Occupancy floor 76%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 E 66th Pl Unit E108 Tulsa, OK	1.0	1.0	562	$850	$1.51	24d	1	0.07mi
6639 S Victor Ave Unit G208 Tulsa, OK	1.0	1.0	800	$850	$1.06	16d	1	0.08mi
6639 S Victor Ave Unit G203 Tulsa, OK	1.0	1.0	800	$850	$1.06	24d	1	0.09mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$1,100	$1.58	21d	3	0.09mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	562	$995	$1.77	3d	1	0.09mi
6630 S Zunis Ave Tulsa, OK	1.0–3.0	1.0–2.0	1000	$1,044	$1.04	2d	12	0.20mi
6760 S Trenton Pl Tulsa, OK	1.0	1.0	700	$745	$1.06	24d	1	0.34mi
6760 S Trenton Pl Tulsa, OK	2.0	2.0	900	$900	$1.00	10d	1	0.34mi
6609 S Lewis Ave Tulsa, OK	1.0	1.0	600	$816	$1.36	2d	5	0.44mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$1,062	$1.52	2d	37	0.44mi
1329 E 64th St Tulsa, OK	1.0–2.0	1.0	624	$1,149	$1.84	2d	2	0.57mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$1,100	$1.54	11d	2	0.63mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	24d	1	0.63mi
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$926	$1.14	2d	4	0.68mi
7901 Riverside Pkwy Tulsa, OK	2.0	2.0	950	$884	$0.93	3d	16	0.77mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$1,199	$1.52	3d	4	0.86mi
6345 S Madison Pl Unit 1 Tulsa, OK	3.0	2.0	1080	$1,100	$1.02	3d	1	0.87mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$1,051	$1.50	3d	14	0.89mi
2409 E 59th Ct Unit 2433-4 Tulsa, OK	1.0	1.0	565	$675	$1.19	20d	1	0.92mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$1,069	$1.35	3d	4	0.98mi
1320 E 58th St Tulsa, OK	1.0	1.0	980	$1,200	$1.22	21d	1	1.02mi
910 E 61st St Tulsa, OK	1.0	1.0	700	$926	$1.32	3d	1	1.04mi
7803 S Wheeling Ave Tulsa, OK	1.0–2.0	1.0–2.0	800	$849	$1.06	24d	10	1.11mi
5630 S Peoria Ave Unit 5630B-P Tulsa, OK	1.0	1.0	650	$925	$1.42	3d	1	1.11mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.13mi
5620 S Quaker Ave Unit 5620D-Q Tulsa, OK	1.0	1.0	650	$999	$1.54	24d	1	1.14mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	3d	1	1.15mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.20mi
1037 E 57th Pl #5 Tulsa, OK	1.0	1.5	1088	$1,100	$1.01	24d	1	1.22mi

HOA detail condo

• Monthly dues: $323 · $3,876/yr
• Likely covers: watersewertrashlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $35,000 Active 18 DOM
2. 2026-06-17
   days on market $35,000 Active 17 DOM
3. 2026-06-16
   days on market $35,000 Active 16 DOM
4. 2026-06-15
   pricestatus $35,000 Active 15 DOM
5. 2026-05-15
   status Pending
6. 2026-04-30
   listed $40,000 Active
7. 2023-08-01
   soldstatus $52,000 Closed 491-char remark

   Show marketing remark (491 chars)

   Great cash-flowing investment opportunity with tenant already in place! Updated condo with 2 bedrooms and 1 full bathroom plus a loft. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. * Tenant occupied until May of 2024.

8. 2023-07-03
   status Pending 491-char remark

   Show marketing remark (491 chars)

   Great cash-flowing investment opportunity with tenant already in place! Updated condo with 2 bedrooms and 1 full bathroom plus a loft. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. * Tenant occupied until May of 2024.

9. 2023-05-31
   price $54,900 491-char remark

   Show marketing remark (491 chars)

   Great cash-flowing investment opportunity with tenant already in place! Updated condo with 2 bedrooms and 1 full bathroom plus a loft. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. * Tenant occupied until May of 2024.

10. 2023-04-17
    status Active 491-char remark

    Show marketing remark (491 chars)

    Great cash-flowing investment opportunity with tenant already in place! Updated condo with 2 bedrooms and 1 full bathroom plus a loft. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. * Tenant occupied until May of 2024.

11. 2023-03-13
    status Pending 491-char remark

    Show marketing remark (491 chars)

    Great cash-flowing investment opportunity with tenant already in place! Updated condo with 2 bedrooms and 1 full bathroom plus a loft. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. * Tenant occupied until May of 2024.

12. 2023-03-03
    listed $55,000 Active 491-char remark

    Show marketing remark (491 chars)

    Great cash-flowing investment opportunity with tenant already in place! Updated condo with 2 bedrooms and 1 full bathroom plus a loft. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. * Tenant occupied until May of 2024.

13. 2022-09-01
    historical
14. 2022-06-17
    status Active
15. 2022-06-17
    status Pending
16. 2022-04-13
    listed $52,000 Active
17. 2022-04-07
    historical
18. 2022-01-07
    listed $52,000 Active
19. 2021-03-01
    historical
20. 2020-12-01
    listed $48,000 Active
21. 2020-11-28
    historical
22. 2020-07-08
    price $63,000
23. 2020-05-28
    listed $65,000 Active
24. 2014-03-20
    historical
25. 2013-10-08
    listed $52,000
26. 2013-08-27
    historical
27. 2013-04-26
    listed $57,500
28. 2011-06-28
    historical
29. 2010-12-27
    listed $60,720
30. 1991-12-28
    listed $31,500
31. 1991-12-27
    historical
32. 1991-08-27
    listed $31,500
33. 1991-07-21
    historical
34. 1991-04-02
    listed $30,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 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: $11,374
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$910
• − Management: −$910
• − HOA: −$3,876
• − Depreciation: −$1,018
• Taxable income: $1,999
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $1,727/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

+33.3% since first listed

30 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $40,000 MLS Technology, Inc.
• 2023-08-01 Sold (MLS) $52,000 MLS Technology, Inc.
• 2023-07-03 Pending — MLS Technology, Inc.
• 2023-05-31 Price Changed $54,900 MLS Technology, Inc.
• 2023-04-17 Relisted — MLS Technology, Inc.
• 2023-03-13 Pending — MLS Technology, Inc.
• 2023-03-03 Listed $55,000 MLS Technology, Inc.
• 2022-09-01 Listing Removed — MLS Technology, Inc.
• 2022-06-17 Relisted — MLS Technology, Inc.
• 2022-06-17 Pending — MLS Technology, Inc.
• 2022-04-13 Listed $52,000 MLS Technology, Inc.
• 2022-04-07 Listing Removed — MLS Technology, Inc.
• 2022-01-07 Listed $52,000 MLS Technology, Inc.
• 2021-03-01 Listing Removed — MLS Technology, Inc.
• 2020-12-01 Listed $48,000 MLS Technology, Inc.
• 2020-11-28 Listing Removed — MLS Technology, Inc.
• 2020-07-08 Price Changed $63,000 MLS Technology, Inc.
• 2020-05-28 Listed $65,000 MLS Technology, Inc.
• 2014-03-20 Listing Removed — MLS Technology, Inc.
• 2013-10-08 Listed $52,000 MLS Technology, Inc.
• 2013-08-27 Listing Removed — MLS Technology, Inc.
• 2013-04-26 Listed $57,500 MLS Technology, Inc.
• 2011-06-28 Listing Removed — MLS Technology, Inc.
• 2010-12-27 Listed $60,720 MLS Technology, Inc.
• 1991-12-28 Listed $31,500 MLS Technology, Inc.
• 1991-12-27 Listing Removed — MLS Technology, Inc.
• 1991-08-27 Listed $31,500 MLS Technology, Inc.
• 1991-07-21 Listing Removed — MLS Technology, Inc.
• 1991-04-02 Listed $30,000 MLS Technology, Inc.