251 E 137th St · Glenpool, OK 74033

$149,900

3 bd · 1.5 ba · 1,158 sqft · SingleFamily public records · 9 Days on market

Built 1978 7,800 sqft lot Est $186k · 20% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• 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

Glenpool hidden diamond with instant equity potential! Oversized yard and shed, new doors, 2 carports to store the boat and cars! NO HOA Roof Estimated 6 years old and in great shape! A little love and updates will go far! Only owner occupant buyers are eligible for first 30 days of listing through First Look Program. Sold AS-IS where is

Key facts

• 7,800 sq ft lot
• Garage
• Built 1978

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with 1 garage space; Carport; Boat and RV access/parking; Workshop area in garage
• Security: Security system owned; No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Handicap accessible; Faces south; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Covered porch; Patio; Satellite dish; Shed(s) / storage; Chain link fencing; Mature trees

Interior

• Kitchen: Eat-in kitchen; Oven; Range; Dishwasher
• Bedrooms: Master bedroom with walk-in closet (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom; Master bath (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Insulated windows with aluminum frames; Insulated doors; Security system owned; Smoke detectors
• Laundry & utility: Utility room located inside (first level); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.5% vs local median 3.8% 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 leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 35y 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 $46k; list at $150k implies a 226% gain — meaningful room to come down on a strong offer.

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 $149,900

Questions for the listing agent

1. Built in 1978 — 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 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $186,438
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E 136th Pl	0.06mi	3/1.5	1,143 (-1%)	8mo	$192,000	$168	89
475 E 138th Pl	0.17mi	3/1.5	1,158 (0%)	6mo	$175,200	$151	88
578 E 138th Pl	0.29mi	3/1.5	1,139 (-2%)	0mo	$219,000	$192	84
13804 S Glen Pl	0.30mi	3/1.5	1,188 (+3%)	0mo	$182,000	$153	81
401 E 137th St	0.11mi	2/1.5 (-1)	1,098 (-5%)	8mo	$141,000	$128	74
13940 S Dogwood St	0.28mi	3/1.0	1,050 (-9%)	1mo	$190,000	$181	69
462 E 136th Pl	0.17mi	3/2.0	1,285 (+11%)	8mo	$200,000	$156	65
14324 S Dogwood St	0.52mi	4/1.5 (+1)	1,186 (+2%)	7mo	$175,000	$148	61
590 E 134th Pl	0.36mi	3/1.0	1,028 (-11%)	6mo	$182,000	$177	57
501 E 141st Pl	0.54mi	3/2.0	1,284 (+11%)	4mo	$120,000	$93	52
660 E 143rd St	0.72mi	2/1.0 (-1)	1,084 (-6%)	7mo	$175,000	$161	43
13760 S Maple St	0.71mi	3/2.0	1,312 (+13%)	8mo	$225,000	$171	36

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,874
• Equity at exit: $22,351

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $16,306
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $274

Break-even live

Break-even rent $1,165

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $359	-5% $317	+0% $274	+5% $232	+10% $189
Rent	-10% $155	-5% $214	+0% $274	+5% $334	+10% $394
Rate	-1.0pp $350	-0.5pp $312	base $274	+0.5pp $235	+1.0pp $196

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13743 S Fern St Glenpool, OK	3.0	1.5	1139	$1,450	$1.27	11d	1	0.21mi
13486 S Fern St Glenpool, OK	3.0	1.0	976	$1,245	$1.28	2d	1	0.32mi
14900 S Birch St Glenpool, OK	1.0–2.0	1.0	842	$875	$1.04	2d	1	1.04mi

Listing history 15 events

1. 2026-06-18
   status $149,900 Active 9 DOM
2. 2026-06-10
   status $149,900 Pending 9 DOM
3. 2026-06-09
   days on market $149,900 Active 9 DOM
4. 2026-06-08
   days on market $149,900 Active 8 DOM
5. 2026-06-07
   remarks 340-char remark
6. 2026-06-07
   statusdays on market $149,900 Active 7 DOM
7. 2026-05-11
   status Pending
8. 2026-05-06
   listed $149,900 Active
9. 2007-02-18
   historical
10. 2006-08-18
    listed $90,000
11. 2006-05-24
    historical
12. 2006-02-18
    listed $90,000
13. 1993-08-30
    soldstatus $46,000
14. 1992-01-01
    soldstatus $34,000
15. 1991-10-11
    listed $34,000

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$485/yr (+$40/mo · 56.1%)

ⓘ 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 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: $18,148
• − Mortgage interest: −$8,397
• − Property taxes: −$864
• − Insurance: −$750
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,361
• Taxable income: $873
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $3,081/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

+340.9% since first listed

9 events — show timeline

• 2026-05-11 Pending — MLS Technology, Inc.
• 2026-05-06 Listed $149,900 MLS Technology, Inc.
• 2007-02-18 Listing Removed — MLS Technology, Inc.
• 2006-08-18 Listed $90,000 MLS Technology, Inc.
• 2006-05-24 Listing Removed — MLS Technology, Inc.
• 2006-02-18 Listed $90,000 MLS Technology, Inc.
• 1993-08-30 Sold (Public Records) $46,000 Public Records
• 1992-01-01 Sold (Public Records) $34,000 Public Records
• 1991-10-11 Listed $34,000 MLS Technology, Inc.

Property tax history

+3.2%/yr

Latest (2025): $864 · +4.9% YoY. Source: county tax records.