1008 E King Pl · Tulsa, OK 74106

$171,000

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 53 Days on market

Built 1948 5,200 sqft lot Est $202k · 15% 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 +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Cute home Nestled in Manns subdivision Addition, this home is just minutes from downtown, offering convenience. This cozy yet spacious two bedrooms, features updated bath and kitchen, Formal living area plus a large den perfect for relaxing just waiting for the perfect buyer.

Key facts

• Move-in ready
• Remodeled
• Modern updates

Tags

• REMODELED
• MOVE-IN READY
• MODERN UPDATES
• RENOVATED KITCHEN
• SPACIOUS LOT
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Asphalt parking
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Concrete construction; Wood siding; Asphalt/fiberglass roof
• Exterior features: Chain link fencing; No exterior amenities listed

Interior

• Kitchen: Built-in range; Built-in oven; Dishwasher; Refrigerator; Electric oven/range connections
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Quartz counters; Stone counters; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $171k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $171k).
• Recommended offer: $166k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $2,098/mo this rent would consume 62% 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $171k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,870 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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 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 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: 1.23% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.47%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $201,588
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 E King Pl	0.00mi	2/1.0 (-1)	1,248 (-3%)	6mo	$68,000	$54	85
529 E Latimer Ct	0.51mi	3/2.0	1,254 (-2%)	6mo	$222,500	$177	63
714 N Quincy Ave	0.41mi	3/2.0	1,240 (-3%)	10mo	$195,000	$157	63
541 E Latimer St	0.46mi	3/2.0	1,403 (+9%)	12mo	$239,900	$171	49
1507 E Independence St	0.46mi	3/1.0	1,120 (-13%)	16mo	$135,000	$121	44
404 E Latimer Pl	0.67mi	3/2.0	1,377 (+7%)	15mo	$212,000	$154	40

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $15,204
• Equity at exit: $25,497

10-year hold

• IRR: 17.7%
• Equity multiple: 2.49×
• Total profit: $71,554
• Equity at exit: $14,785

Cash invested: $47,880 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$897
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $657

Break-even live

Break-even rent $1,266

Max offer price $171,000

Occupancy floor 64%

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 E King Pl Tulsa, OK	3.0	1.0	1284	$1,295	$1.01	2d	1	0.03mi
1005 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	3d	1	0.34mi
1025 N Quincy Ave Unit A Tulsa, OK	3.0	2.0	1303	$1,450	$1.11	24d	1	0.34mi
420 E Archer St Tulsa, OK	1.0–2.0	1.0–2.5	1159	$3,646	$3.15	2d	30	0.77mi
505 E 2nd St S Tulsa, OK	2.0	2.0	1087	$2,180	$2.01	3d	1	0.80mi
205 E Marshall St Tulsa, OK	3.0	2.0	1452	$1,725	$1.19	24d	1	0.83mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$2,344	$2.51	2d	3	0.83mi
415 E 2nd St S Tulsa, OK	1.0–2.0	1.0–2.0	807	$2,180	$2.70	2d	28	0.90mi
1152 N Boston Pl Tulsa, OK	4.0	2.0	1756	$2,550	$1.45	24d	1	0.91mi
1127 N Boston Ave Tulsa, OK	4.0	2.0	1745	$2,275	$1.30	24d	1	0.93mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1226	$2,870	$2.34	2d	4	0.94mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$2,870	$2.58	19d	5	0.94mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	770	$1,499	$1.95	24d	3	1.04mi
424 N Boulder Ave Tulsa, OK	1.0–3.0	1.0–2.5	1220	$3,699	$3.03	2d	62	1.12mi
624 S Peoria Ave Tulsa, OK	3.0	1.0–2.5	1521	$3,995	$2.63	2d	10	1.16mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,499	$2.80	2d	5	1.23mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	2d	6	1.26mi
6 E 5th St Unit 105 Tulsa, OK	2.0	2.0	1361	$2,450	$1.80	21d	1	1.29mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	16d	4	1.29mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	21d	1	1.29mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	2d	13	1.30mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$2,906	$2.69	16d	3	1.34mi
403 S Cheyenne Ave Tulsa, OK	2.0	1.0–2.0	750	$1,799	$2.40	2d	8	1.37mi
313 E Woodrow Pl Tulsa, OK	4.0	2.0	1747	$1,640	$0.94	21d	1	1.43mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	1.45mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	3d	1	1.49mi

Listing history 19 events

1. 2026-06-15
   days on market $171,000 Active 53 DOM
2. 2026-06-13
   days on market $171,000 Active 51 DOM
3. 2026-06-10
   days on market $171,000 Active 48 DOM
4. 2026-06-09
   days on market $171,000 Active 47 DOM
5. 2026-06-08
   days on market $171,000 Active 46 DOM
6. 2026-06-07
   days on market $171,000 Active 45 DOM
7. 2026-06-05
   days on market $171,000 Active 42 DOM
8. 2026-06-03
   days on market $171,000 Active 41 DOM
9. 2026-06-02
   days on market $171,000 Active 40 DOM
10. 2026-06-01
    days on market $171,000 Active 39 DOM
11. 2026-05-31
    days on market $171,000 Active 38 DOM
12. 2026-05-21
    price $171,000
13. 2026-05-12
    price $178,000
14. 2026-04-23
    listed $182,000 Active
15. 2026-01-05
    soldstatus $68,000
16. 2025-12-23
    soldstatus $68,000 Closed 276-char remark

    Show marketing remark (276 chars)

    Cute home Nestled in Manns subdivision Addition, this home is just minutes from downtown, offering convenience. This cozy yet spacious two bedrooms, features updated bath and kitchen, Formal living area plus a large den perfect for relaxing just waiting for the perfect buyer.

17. 2025-10-22
    status Pending 276-char remark

    Show marketing remark (276 chars)

    Cute home Nestled in Manns subdivision Addition, this home is just minutes from downtown, offering convenience. This cozy yet spacious two bedrooms, features updated bath and kitchen, Formal living area plus a large den perfect for relaxing just waiting for the perfect buyer.

18. 2025-10-09
    price $80,000 276-char remark

    Show marketing remark (276 chars)

    Cute home Nestled in Manns subdivision Addition, this home is just minutes from downtown, offering convenience. This cozy yet spacious two bedrooms, features updated bath and kitchen, Formal living area plus a large den perfect for relaxing just waiting for the perfect buyer.

19. 2025-08-29
    listed $99,900 Active 276-char remark

    Show marketing remark (276 chars)

    Cute home Nestled in Manns subdivision Addition, this home is just minutes from downtown, offering convenience. This cozy yet spacious two bedrooms, features updated bath and kitchen, Formal living area plus a large den perfect for relaxing just waiting for the perfect buyer.

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$1,154/yr (+$96/mo · 299.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $25,172
• − Mortgage interest: −$9,579
• − Property taxes: −$385
• − Insurance: −$855
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$4,975
• Taxable income: $5,351
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $6,600/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

+71.2% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $171,000 MLS Technology, Inc.
• 2026-05-12 Price Changed $178,000 MLS Technology, Inc.
• 2026-04-23 Listed $182,000 MLS Technology, Inc.
• 2026-01-05 Sold (Public Records) $68,000 Public Records
• 2025-12-23 Sold (MLS) $68,000 MLS Technology, Inc.
• 2025-10-22 Pending — MLS Technology, Inc.
• 2025-10-09 Price Changed $80,000 MLS Technology, Inc.
• 2025-08-29 Listed $99,900 MLS Technology, Inc.

Property tax history

+4.6%/yr

Latest (2025): $385 · +8.8% YoY. Source: county tax records.