1104 E 137th St · Glenpool, OK 74033

$260,000

4 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 117 Days on market

Built 1988 6,955 sqft lot Est $310k · 16% under

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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).

• ARV discount +14.8/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 4 Bd 2 Bth home w/ gorgeous sun rm appox 17'x12' w/ 8 six ft windows to open for yr around enjoyment. Lg Liv Rm w/ vaulted ceiling & fireplace; 4th Bdrm at top of stairs c/be game rm or bdrm; upstairs sitting area which c/be computer nook has bamboo flooring. carpet free home; each room has wood, wood laminate or tile. Cedar lined M Closet; wood framed windows; newer roof; air & furnace; new hot water tank; landscaped yd; shed; new ex. paint are just some of the features of this MOVE-IN READY home.

Key facts

• Sunroom
• Backyard setup
• 6,955 sq ft lot

Tags

• SUNROOM
• BACKYARD SETUP
• GLENPOOL SCHOOL DISTRICT
• WALKING DISTANCE TO SCHOOLS
• QUICK ACCESS TO DINING
• QUICK ACCESS TO RETAIL

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: 2-story property; Faces north; Slab foundation
• Construction: Masonite and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Enclosed patio; Patio; Rain gutters; Shed(s); Chain link and privacy fencing

Interior

• Kitchen: Eat-in kitchen with pantry; Dishwasher; Disposal; Microwave; Oven; Range / Stove; Plumbed for ice maker
• Bedrooms: Master bedroom on first floor with private bath and walk-in closet; Three additional bedrooms on second floor, each with walk-in closets and no attached bath
• Flooring: Carpet; Laminate; Tile; Concrete; Wood veneer
• Bathrooms: Two full bathrooms; Hall bath with double sink (second level); Hall/full bath with double sink and vent (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Vaulted ceiling(s); Ceiling fan(s); High speed internet; Cable TV; Laminate counters; Gas range connection; Gas oven connection; Insulated windows (vinyl); Insulated doors; Storm door(s)
• Laundry & utility: Utility room inside on first floor; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $55 ($654/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (15.0% below list).
• Recommended offer: $221k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Glenpool — 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 70/100 on livability (#39 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Glenpool (suburban): math 25% / reading 27% proficiency, ranked #78 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 163 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $8k 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 117 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,905 (15.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
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 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: 0.85% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $309,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 E 135th St S	0.29mi	3/2.0 (-1)	1,886 (+2%)	1mo	$339,500	$180	78
1218 E 133rd Pl	0.34mi	3/2.0 (-1)	1,810 (-2%)	0mo	$329,900	$182	75
1159 E 137th St	0.07mi	3/2.0 (-1)	1,645 (-11%)	2mo	$250,000	$152	71
13761 S Nyssa Ct	0.17mi	3/2.0 (-1)	2,036 (+10%)	2mo	$235,000	$115	70
13796 S Nyssa Pl	0.10mi	3/2.0 (-1)	1,622 (-13%)	2mo	$199,000	$123	67
13728 S Oak Pl	0.23mi	3/2.0 (-1)	1,643 (-12%)	0mo	$274,900	$167	65
13324 S Poplar St	0.41mi	3/2.0 (-1)	1,727 (-7%)	3mo	$315,000	$182	62
13773 S Oak Pl	0.28mi	3/2.0 (-1)	1,653 (-11%)	2mo	$240,900	$146	62
13294 S Maple St	0.41mi	3/2.0 (-1)	1,585 (-15%)	2mo	$258,000	$163	50
13925 S Kenosha Ave	0.70mi	3/2.0 (-1)	1,712 (-8%)	2mo	$310,000	$181	48
1543 E 137th Pl	0.49mi	3/2.0 (-1)	2,128 (+15%)	2mo	$345,000	$162	46
1655 E 139th Ct S	0.63mi	3/2.0 (-1)	1,632 (-12%)	2mo	$310,000	$190	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-38,691
• Equity at exit: $38,767

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-29,350
• Equity at exit: $22,480

Cash invested: $72,800 (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 74033

• Home prices YoY: -18.8%
• Active inventory: 163
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$219 /mo · $2,626/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $55

Break-even live

Break-even rent $2,140

Max offer price $260,000

Occupancy floor 93%

Sensitivity live

Price	-10% $202	-5% $128	+0% $55	+5% $-19	+10% $-93
Rent	-10% $-120	-5% $-33	+0% $55	+5% $142	+10% $229
Rate	-1.0pp $185	-0.5pp $121	base $55	+0.5pp $-13	+1.0pp $-81

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 E 137th Pl Glenpool, OK	4.0	2.0	2169	$2,095	$0.97	3d	1	0.07mi
1110 E 137th Pl Glenpool, OK	4.0	2.0	2169	$2,095	$0.97	25d	1	0.07mi
1210 E 134th Pl Glenpool, OK	4.0	3.0	2345	$2,600	$1.11	20d	1	0.21mi
14021 S Kenosha Ave Glenpool, OK	3.0	2.0	1594	$2,000	$1.25	4d	1	0.72mi

Listing history 34 events

1. 2026-06-21
   days on market $260,000 Active 117 DOM
2. 2026-06-18
   price $260,000 Active 114 DOM
3. 2026-06-18
   days on market $269,900 Active 114 DOM
4. 2026-06-17
   days on market $269,900 Active 113 DOM
5. 2026-06-16
   days on market $269,900 Active 112 DOM
6. 2026-06-15
   days on market $269,900 Active 111 DOM
7. 2026-06-13
   days on market $269,900 Active 109 DOM
8. 2026-06-10
   days on market $269,900 Active 106 DOM
9. 2026-06-09
   days on market $269,900 Active 105 DOM
10. 2026-06-08
    days on market $269,900 Active 104 DOM
11. 2026-06-07
    days on market $269,900 Active 103 DOM
12. 2026-06-05
    days on market $269,900 Active 100 DOM
13. 2026-06-03
    days on market $269,900 Active 99 DOM
14. 2026-06-02
    days on market $269,900 Active 98 DOM
15. 2026-06-01
    days on market $269,900 Active 97 DOM
16. 2026-05-31
    days on market $269,900 Active 96 DOM
17. 2026-04-28
    price $277,700
18. 2026-04-14
    soldstatus $241,000
19. 2026-03-26
    price $285,000
20. 2026-02-24
    listed $290,000 Active
21. 2025-10-03
    soldstatus $247,000
22. 2024-10-10
    soldstatus $240,000
23. 2021-06-30
    soldstatus $242,000
24. 2020-05-06
    soldstatus $172,000 Closed 522-char remark

    Show marketing remark (522 chars)

    Lovely 4 Bd 2 Bth home w/ gorgeous sun rm appox 17'x12' w/ 8 six ft windows to open for yr around enjoyment. Lg Liv Rm w/ vaulted ceiling & fireplace; 4th Bdrm at top of stairs c/be game rm or bdrm; upstairs sitting area which c/be computer nook has bamboo flooring. carpet free home; each room has wood, wood laminate or tile. Cedar lined M Closet; wood framed windows; newer roof; air & furnace; new hot water tank; landscaped yd; shed; new ex. paint are just some of the features of this MOVE-IN READY home.

25. 2020-05-06
    soldstatus $172,000

    Show marketing remark (522 chars)

    Lovely 4 Bd 2 Bth home w/ gorgeous sun rm appox 17'x12' w/ 8 six ft windows to open for yr around enjoyment. Lg Liv Rm w/ vaulted ceiling & fireplace; 4th Bdrm at top of stairs c/be game rm or bdrm; upstairs sitting area which c/be computer nook has bamboo flooring. carpet free home; each room has wood, wood laminate or tile. Cedar lined M Closet; wood framed windows; newer roof; air & furnace; new hot water tank; landscaped yd; shed; new ex. paint are just some of the features of this MOVE-IN READY home.

26. 2020-03-27
    status Pending 522-char remark

    Show marketing remark (522 chars)

    Lovely 4 Bd 2 Bth home w/ gorgeous sun rm appox 17'x12' w/ 8 six ft windows to open for yr around enjoyment. Lg Liv Rm w/ vaulted ceiling & fireplace; 4th Bdrm at top of stairs c/be game rm or bdrm; upstairs sitting area which c/be computer nook has bamboo flooring. carpet free home; each room has wood, wood laminate or tile. Cedar lined M Closet; wood framed windows; newer roof; air & furnace; new hot water tank; landscaped yd; shed; new ex. paint are just some of the features of this MOVE-IN READY home.

27. 2020-03-24
    status Active 522-char remark

    Show marketing remark (522 chars)

    Lovely 4 Bd 2 Bth home w/ gorgeous sun rm appox 17'x12' w/ 8 six ft windows to open for yr around enjoyment. Lg Liv Rm w/ vaulted ceiling & fireplace; 4th Bdrm at top of stairs c/be game rm or bdrm; upstairs sitting area which c/be computer nook has bamboo flooring. carpet free home; each room has wood, wood laminate or tile. Cedar lined M Closet; wood framed windows; newer roof; air & furnace; new hot water tank; landscaped yd; shed; new ex. paint are just some of the features of this MOVE-IN READY home.

28. 2020-03-23
    status Pending 522-char remark

    Show marketing remark (522 chars)

    Lovely 4 Bd 2 Bth home w/ gorgeous sun rm appox 17'x12' w/ 8 six ft windows to open for yr around enjoyment. Lg Liv Rm w/ vaulted ceiling & fireplace; 4th Bdrm at top of stairs c/be game rm or bdrm; upstairs sitting area which c/be computer nook has bamboo flooring. carpet free home; each room has wood, wood laminate or tile. Cedar lined M Closet; wood framed windows; newer roof; air & furnace; new hot water tank; landscaped yd; shed; new ex. paint are just some of the features of this MOVE-IN READY home.

29. 2020-03-21
    listed $169,900 Active 522-char remark

    Show marketing remark (522 chars)

    Lovely 4 Bd 2 Bth home w/ gorgeous sun rm appox 17'x12' w/ 8 six ft windows to open for yr around enjoyment. Lg Liv Rm w/ vaulted ceiling & fireplace; 4th Bdrm at top of stairs c/be game rm or bdrm; upstairs sitting area which c/be computer nook has bamboo flooring. carpet free home; each room has wood, wood laminate or tile. Cedar lined M Closet; wood framed windows; newer roof; air & furnace; new hot water tank; landscaped yd; shed; new ex. paint are just some of the features of this MOVE-IN READY home.

30. 1996-07-15
    soldstatus $87,000
31. 1996-04-08
    listed $88,500
32. 1993-11-10
    soldstatus $87,000
33. 1993-09-27
    listed $86,750
34. 1991-05-01
    soldstatus $77,500

ⓘ 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: $2,626 · $219/mo
• Projected year-2 tax: $2,626 · $219/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $26,509
• − Mortgage interest: −$14,564
• − Property taxes: −$2,626
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$7,564
• Taxable loss: −$3,786
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $1,563/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: Glenpool
• NCES district ID: 4012720
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $60,823
• Composite: 23.92/100
• National rank: #7789
• State rank: #78 of 270 in OK

Livability — Glenpool

• Score: 70/100
• State rank: #39
• US rank: #7699

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenpool, OK
• County: Tulsa County · 640,811 people
• City population: 13,745
• Metro: Tulsa, OK
• Population (ZIP): 13,745
• Household income: $80,542
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 288.0

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 0.61)
• Race & ethnicity: White 61% Two or more races 17% Hispanic / Latino 11% Native American 7% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Philippines, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -51.90%
• Current HPI: 223.9379
• 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

+258.3% since first listed

18 events — show timeline

• 2026-04-28 Price Changed $277,700 MLS Technology, Inc.
• 2026-04-14 Sold (Public Records) $241,000 Public Records
• 2026-03-26 Price Changed $285,000 MLS Technology, Inc.
• 2026-02-24 Listed $290,000 MLS Technology, Inc.
• 2025-10-03 Sold (Public Records) $247,000 Public Records
• 2024-10-10 Sold (Public Records) $240,000 Public Records
• 2021-06-30 Sold (Public Records) $242,000 Public Records
• 2020-05-06 Sold (Public Records) $172,000 Public Records
• 2020-05-06 Sold (MLS) $172,000 MLS Technology, Inc.
• 2020-03-27 Pending — MLS Technology, Inc.
• 2020-03-24 Relisted — MLS Technology, Inc.
• 2020-03-23 Pending — MLS Technology, Inc.
• 2020-03-21 Listed $169,900 MLS Technology, Inc.
• 1996-07-15 Sold (Public Records) $87,000 Public Records
• 1996-04-08 Listed $88,500 MLS Technology, Inc.
• 1993-11-10 Sold (Public Records) $87,000 Public Records
• 1993-09-27 Listed $86,750 MLS Technology, Inc.
• 1991-05-01 Sold (Public Records) $77,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,626 · +4.9% YoY. Source: county tax records.