265 E Glenpool Blvd · Glenpool, OK 74033

$249,900

5 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 40 Days on market

Built 1977 0.34 ac lot Est $280k · 11% under

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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 +19.8/30.0
• ARV discount +12.3/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• 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

Brand new roof and ready for move-in. This home offers plenty of room to spread out, featuring a comfortable split floorplan and a garage that has been converted into additional bedrooms—perfect for guests, a home office, or extra living space. Fresh new carpet enhances the living room, adding warmth and comfort. Situated on a large corner lot, the property provides extra privacy and room to enjoy the outdoors. A covered patio completes the package, giving you a great spot to relax or entertain. A wonderful opportunity with space and potential.

Key facts

• New flooring
• Modern led lighting
• New appliances

Tags

• NEW ROOF
• NEW APPLIANCES
• NEW FLOORING
• MODERN LED LIGHTING
• NEWLY PAINTED CABINETRY
• TILE BACKSPLASH

Property features AI

Finance

• Other: Outdoor fireplace/ventilation contributes to green indoor air quality (ventilation)
• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Built per public records; Masonite, stone and wood siding exterior; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Covered patio; Fire pit; Landscaping; Rain gutters; Shed(s); Privacy fencing; Corner lot with mature trees

Interior

• Kitchen: Kitchen with island; Dishwasher; Garbage disposal; Oven; Range; Gas water heater
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor); Additional bedrooms (first floor)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (first floor) with bathtub and heater/vent; One half bathroom (first floor) in master suite with shower-only and vent
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Ceramic counters; Programmable thermostat; Electric oven and range connections; Gas oven and range connections; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/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 $233k (6.6% below list).
• Recommended offer: $233k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 35% 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 $7k 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 40 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $233,498 (6.6% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 7% 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. 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. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $280,028
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 E Glenpool Blvd	0.00mi	5/1.5	1,918 (0%)	1mo	$249,000	$130	97
750 E 139th Pl	0.50mi	4/2.0 (-1)	2,067 (+8%)	6mo	$350,000	$169	53
780 E 139th Pl	0.58mi	4/2.0 (-1)	2,151 (+12%)	5mo	$315,000	$146	43
488 E 143rd St	0.63mi	4/2.5 (-1)	1,962 (+2%)	20mo	$252,500	$129	43
14436 S Dogwood St	0.54mi	4/2.0 (-1)	1,700 (-11%)	10mo	$205,000	$121	43
1064 E 137th St	0.74mi	5/2.5	2,084 (+9%)	14mo	$311,500	$149	38

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-21,611
• Equity at exit: $37,261

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $5,288
• Equity at exit: $21,607

Cash invested: $69,972 (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: 162
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $298

Break-even live

Break-even rent $1,958

Max offer price $249,900

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	2d	1	0.77mi
1110 E 137th Pl Glenpool, OK	4.0	2.0	2169	$2,095	$0.97	24d	1	0.77mi
1210 E 134th Pl Glenpool, OK	4.0	3.0	2345	$2,600	$1.11	19d	1	0.90mi

Listing history 10 events

1. 2026-04-13
   status Pending
2. 2026-04-07
   price $249,900
3. 2026-03-04
   listed $259,900 Active
4. 2026-01-20
   soldstatus $170,000
5. 2026-01-16
   soldstatus $170,000 Closed 556-char remark

   Show marketing remark (556 chars)

   Brand new roof and ready for move-in. This home offers plenty of room to spread out, featuring a comfortable split floorplan and a garage that has been converted into additional bedrooms—perfect for guests, a home office, or extra living space. Fresh new carpet enhances the living room, adding warmth and comfort. Situated on a large corner lot, the property provides extra privacy and room to enjoy the outdoors. A covered patio completes the package, giving you a great spot to relax or entertain. A wonderful opportunity with space and potential.

6. 2026-01-06
   status Pending 556-char remark

   Show marketing remark (556 chars)

   Brand new roof and ready for move-in. This home offers plenty of room to spread out, featuring a comfortable split floorplan and a garage that has been converted into additional bedrooms—perfect for guests, a home office, or extra living space. Fresh new carpet enhances the living room, adding warmth and comfort. Situated on a large corner lot, the property provides extra privacy and room to enjoy the outdoors. A covered patio completes the package, giving you a great spot to relax or entertain. A wonderful opportunity with space and potential.

7. 2025-11-24
   listed $175,000 Active 556-char remark

   Show marketing remark (556 chars)

   Brand new roof and ready for move-in. This home offers plenty of room to spread out, featuring a comfortable split floorplan and a garage that has been converted into additional bedrooms—perfect for guests, a home office, or extra living space. Fresh new carpet enhances the living room, adding warmth and comfort. Situated on a large corner lot, the property provides extra privacy and room to enjoy the outdoors. A covered patio completes the package, giving you a great spot to relax or entertain. A wonderful opportunity with space and potential.

8. 2013-06-10
   soldstatus $105,000
9. 2007-01-03
   soldstatus $97,000
10. 1987-09-10
    soldstatus $51,000

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $2,249 · $187/mo
• Expected delta: +$661/yr (+$55/mo · 41.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 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: $28,020
• − Mortgage interest: −$13,998
• − Property taxes: −$1,588
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$7,270
• Taxable loss: −$569
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $3,709/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

+390.0% since first listed

10 events — show timeline

• 2026-04-13 Pending — MLS Technology, Inc.
• 2026-04-07 Price Changed $249,900 MLS Technology, Inc.
• 2026-03-04 Listed $259,900 MLS Technology, Inc.
• 2026-01-20 Sold (Public Records) $170,000 Public Records
• 2026-01-16 Sold (MLS) $170,000 MLS Technology, Inc.
• 2026-01-06 Pending — MLS Technology, Inc.
• 2025-11-24 Listed $175,000 MLS Technology, Inc.
• 2013-06-10 Sold (Public Records) $105,000 Public Records
• 2007-01-03 Sold (Public Records) $97,000 Public Records
• 1987-09-10 Sold (Public Records) $51,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,588 · +3.1% YoY. Source: county tax records.