6163 S Zunis Ave · Tulsa, OK 74136

$110,000

2 bd · 2.0 ba · 941 sqft · Other · 1 Days on market

Built 1981 Good condition

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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).

• Cash flow +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Fulley updated two floor condo in the Tanglewood condominiums with beautiful views to the Greenbelt from your balcony! Living/dining overlooking the green courtyard setting with large windows, non gas fireplace. Kitchen updates include granite countertops, brand new oven/range, dishwasher and cabinet doors. Granite counters in bathrooms and with updated flooring. The condo has new flooring and carpet. HOA amenities include pool, exterior maintenance and trash utilities. This is a very well-kept complex. Perfect for homeowners or investors. Move-in ready!

Key facts

• Move-in ready
• Non gas fireplace
• Updated flooring

Tags

• UPDATED FLOORING
• GRANITE COUNTERTOPS
• NON GAS FIREPLACE
• HOA AMENITIES
• MOVE-IN READY

Property features AI

Exterior

• Home design: Built in 1981
• Construction: Living area approximately 941
• Exterior features: Located in the South Peoria subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15 ($179/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 $98k (10.8% below list).
• Recommended offer: $98k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 38 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 $761 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $98,114 (10.8% below list)

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. 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?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.3

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-19,042
• Equity at exit: $16,401

10-year hold

• IRR: -15.2%
• Equity multiple: 0.23×
• Total profit: $-23,855
• Equity at exit: $9,511

Cash invested: $30,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $15

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 93%

Sensitivity live

Price	-10% $91	-5% $53	+0% $15	+5% $-23	+10% $-61
Rent	-10% $-63	-5% $-24	+0% $15	+5% $54	+10% $92
Rate	-1.0pp $70	-0.5pp $43	base $15	+0.5pp $-14	+1.0pp $-43

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$1,199	$1.52	4d	4	0.25mi
2409 E 59th Ct Unit 2433-4 Tulsa, OK	1.0	1.0	565	$675	$1.19	20d	1	0.27mi
6609 S Lewis Ave Tulsa, OK	1.0	1.0	600	$816	$1.36	3d	5	0.45mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	24d	1	0.46mi
6630 S Zunis Ave Tulsa, OK	1.0–3.0	1.0–2.0	1000	$1,044	$1.04	2d	12	0.52mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$1,100	$1.58	22d	3	0.56mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	562	$995	$1.77	4d	1	0.56mi
6639 S Victor Ave Unit G208 Tulsa, OK	1.0	1.0	800	$850	$1.06	17d	1	0.57mi
6639 S Victor Ave Unit G203 Tulsa, OK	1.0	1.0	800	$850	$1.06	24d	1	0.57mi
1804 E 66th Pl Unit E108 Tulsa, OK	1.0	1.0	562	$850	$1.51	24d	1	0.57mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$1,051	$1.50	4d	14	0.85mi
1329 E 64th St Tulsa, OK	1.0–2.0	1.0	624	$1,149	$1.84	2d	2	0.86mi
5270 S Lewis Ave Tulsa, OK	2.0	2.0	1050	$950	$0.90	24d	8	0.94mi
1320 E 58th St Tulsa, OK	1.0	1.0	980	$1,200	$1.22	22d	1	0.94mi
5620 S Quaker Ave Unit 5620D-Q Tulsa, OK	1.0	1.0	650	$999	$1.54	24d	1	0.98mi
6760 S Trenton Pl Tulsa, OK	1.0	1.0	700	$745	$1.06	24d	1	0.98mi
6760 S Trenton Pl Tulsa, OK	2.0	2.0	900	$900	$1.00	11d	1	0.98mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	4d	1	0.99mi
5630 S Peoria Ave Unit 5630B-P Tulsa, OK	1.0	1.0	650	$925	$1.42	4d	1	0.99mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	4d	1	1.01mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	4d	1	1.01mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$1,069	$1.35	4d	4	1.02mi
2442 E 51st St Tulsa, OK	1.0	1.0	565	$882	$1.56	3d	5	1.02mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$1,062	$1.52	2d	37	1.05mi
5151 S Utica Ave Tulsa, OK	1.0–2.0	1.0	799	$838	$1.05	2d	1	1.06mi
2102 E 51st St Tulsa, OK	1.0–2.0	1.0–2.0	700	$725	$1.04	2d	15	1.06mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$1,100	$1.54	12d	2	1.08mi
1037 E 57th Pl #5 Tulsa, OK	1.0	1.5	1088	$1,100	$1.01	24d	1	1.16mi
6345 S Madison Pl Unit 1 Tulsa, OK	3.0	2.0	1080	$1,100	$1.02	4d	1	1.16mi
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$926	$1.14	3d	4	1.18mi
5112 S Delaware Pl Unit 1 Tulsa, OK	1.0	1.0	765	$775	$1.01	24d	1	1.19mi
910 E 61st St Tulsa, OK	1.0	1.0	700	$926	$1.32	4d	1	1.23mi
5009 S Troost Ave Tulsa, OK	2.0	1.0	886	$1,400	$1.58	24d	1	1.26mi
7901 Riverside Pkwy Tulsa, OK	2.0	2.0	950	$884	$0.93	4d	16	1.27mi
4849 S Victor Ave Tulsa, OK	1.0–2.0	1.0–2.0	775	$1,100	$1.42	17d	6	1.29mi
5152 S Harvard Ave Tulsa, OK	1.0	1.0	710	$775	$1.09	24d	1	1.40mi
1514 E 49th St Tulsa, OK	3.0	1.0	980	$1,295	$1.32	17d	1	1.44mi
5101 S Madison Ave Tulsa, OK	1.0–2.0	1.0	780	$1,150	$1.47	2d	2	1.48mi

Listing history 1 events

1. 2026-05-26
   listed $110,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,774
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$3,200
• Taxable loss: −$1,672
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $580/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This fully updated two-floor condo in Tanglewood Condominiums is move-in ready with beautiful views and modern updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fan blades — New blades improve air circulation and appearance
• Both Clean and organize interior spaces — A tidy home attracts more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fan blades — New blades improve air circulation and appearance ↑
• Both Clean and organize interior spaces — A tidy home attracts more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-26 Listed $110,000 FSBO.com