926 E 33rd St · Tulsa, OK 74106

$125,000

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 18 Days on market

Built 1954 9,075 sqft lot Est $154k · 19% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Garage converted to 2nd living, could be converted back. Selling strictly 'as-is'.

Key facts

• 9,075 sq ft lot
• Parking
• Built 1954

Property features AI

Exterior

• Parking: Circular driveway
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio; Patio; Chain link fencing; Mature trees

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Laminate countertops; Electric range connection; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+3.5%/yr); 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $1,604/mo this rent would consume 47% of the median local household income ($41k/yr) (locally 1055% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 3.5% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago 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 $14k; list at $125k implies a 793% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.28% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $153,504
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 E 33rd St N	0.21mi	4/1.0	1,248 (0%)	3mo	$143,500	$115	88
3178 N Hartford Pl	0.19mi	4/2.0	1,150 (-8%)	4mo	$139,900	$122	70
3377 N Lansing Pl	0.20mi	3/1.0 (-1)	1,296 (+4%)	23mo	$190,000	$147	60
3748 N Hartford Ave	0.55mi	4/2.0	1,200 (-4%)	6mo	$150,000	$125	59
3113 N Kenosha Ave	0.21mi	3/1.0 (-1)	1,104 (-12%)	11mo	$90,000	$82	56
3921 N Garrison Ave	0.67mi	4/1.0	1,222 (-2%)	16mo	$50,000	$41	52
2813 N Iroquois Ave	0.47mi	3/2.0 (-1)	1,189 (-5%)	12mo	$221,000	$186	51
3102 N Troost Ave	0.69mi	3/1.0 (-1)	1,146 (-8%)	3mo	$170,000	$148	47
3758 N Hartford Ave	0.57mi	4/2.0	1,300 (+4%)	24mo	$160,000	$123	43
610 E 27th Pl N	0.64mi	3/2.0 (-1)	1,172 (-6%)	15mo	$139,900	$119	38
2723 N Quincy Ave	0.71mi	3/2.0 (-1)	1,302 (+4%)	16mo	$209,000	$161	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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $13,725
• Equity at exit: $18,638

10-year hold

• IRR: 19.4%
• Equity multiple: 2.66×
• Total profit: $58,080
• Equity at exit: $10,808

Cash invested: $35,000 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $521

Break-even live

Break-even rent $945

Max offer price $125,000

Occupancy floor 63%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 N Hartford Pl Tulsa, OK	4.0	1.0	1176	$1,500	$1.28	3d	1	0.25mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	1.11mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	23d	1	1.11mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	1d	1	1.44mi

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-04-30
   listed $125,000 Active
3. 2017-01-28
   status Pending
4. 2017-01-28
   historical
5. 2017-01-27
   listed $23,000 Active
6. 2008-02-01
   soldstatus $14,000 82-char remark

   Show marketing remark (82 chars)

   Garage converted to 2nd living, could be converted back. Selling strictly 'as-is'.

7. 2008-01-23
   historical 82-char remark

   Show marketing remark (82 chars)

   Garage converted to 2nd living, could be converted back. Selling strictly 'as-is'.

8. 2008-01-14
   listed $12,900 82-char remark

   Show marketing remark (82 chars)

   Garage converted to 2nd living, could be converted back. Selling strictly 'as-is'.

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$661/yr (+$55/mo · 142.5%)

ⓘ 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 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,242
• − Mortgage interest: −$7,002
• − Property taxes: −$464
• − Insurance: −$625
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,636
• Taxable income: $4,436
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $5,182/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

+869.0% since first listed

8 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $125,000 MLS Technology, Inc.
• 2017-01-28 Pending — MLS Technology, Inc.
• 2017-01-28 Listing Removed — MLS Technology, Inc.
• 2017-01-27 Listed $23,000 MLS Technology, Inc.
• 2008-02-01 Sold (MLS) $14,000 MLS Technology, Inc.
• 2008-01-23 Listing Removed — MLS Technology, Inc.
• 2008-01-14 Listed $12,900 MLS Technology, Inc.

Property tax history

+4.3%/yr

Latest (2025): $464 · +8.7% YoY. Source: county tax records.