9006 E 48th Pl · Tulsa, OK 74145

$150,000

5 bd · 3.5 ba · 2,316 sqft · SingleFamily public records · 79 Days on market

Built 1972 10,222 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Brick and steel construction; Asphalt/fiberglass roof; Built from public records
• Exterior features: Patio; Rain gutters; Shed(s); Chain link fencing

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Plumbed for ice maker
• Bedrooms: Master bedroom with walk-in closet (First level); Bedroom with private bath (First level); Two additional bedrooms (First level)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom; Master bath (First level)
• Heating & cooling: Central heating (gas); Central air conditioning (two units)
• Interior features: Ceiling fan(s); Aluminum window frames; Electric oven and range connections; Gas oven and range connections
• Laundry & utility: Electric dryer hookup; Gas dryer hookup; Utility room (inside, First level); Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.8% 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-.
• Union (urban): math 20% / reading 20% proficiency, ranked #160 of 270 in OK (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.7%/yr); 75 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 38% of the median local income ($59k/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 $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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.22×
• Total profit: $9,171
• Equity at exit: $22,365

10-year hold

• IRR: 18.0%
• Equity multiple: 2.76×
• Total profit: $74,013
• Equity at exit: $12,969

Cash invested: $42,000 (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 74145

• Rents YoY: 6.7%
• Active inventory: 75
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$224 /mo · $2,685/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $411

Break-even live

Break-even rent $1,358

Max offer price $150,000

Occupancy floor 73%

Sensitivity live

Price	-10% $496	-5% $453	+0% $411	+5% $369	+10% $326
Rent	-10% $263	-5% $337	+0% $411	+5% $485	+10% $559
Rate	-1.0pp $487	-0.5pp $449	base $411	+0.5pp $372	+1.0pp $333

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $150,000 Active 79 DOM
2. 2026-06-18
   days on market $150,000 Active 76 DOM
3. 2026-06-17
   days on market $150,000 Active 75 DOM
4. 2026-06-16
   days on market $150,000 Active 74 DOM
5. 2026-06-15
   days on market $150,000 Active 73 DOM
6. 2026-06-13
   days on market $150,000 Active 71 DOM
7. 2026-06-13
   days on market $150,000 Active 70 DOM
8. 2026-06-10
   days on market $150,000 Active 68 DOM
9. 2026-06-09
   days on market $150,000 Active 67 DOM
10. 2026-06-08
    days on market $150,000 Active 66 DOM
11. 2026-06-07
    days on market $150,000 Active 65 DOM
12. 2026-06-05
    days on market $150,000 Active 62 DOM
13. 2026-06-03
    days on market $150,000 Active 61 DOM
14. 2026-06-02
    days on market $150,000 Active 60 DOM
15. 2026-06-01
    days on market $150,000 Active 59 DOM
16. 2026-05-31
    days on market $150,000 Active 58 DOM
17. 2026-05-05
    price $150,000
18. 2026-04-03
    listed $185,000 Active
19. 2026-03-21
    status Pending
20. 2026-03-21
    historical
21. 2026-02-27
    listed $185,000 Active
22. 2007-01-18
    soldstatus $132,500
23. 2006-10-17
    historical
24. 2006-07-17
    listed $136,500
25. 2004-05-09
    historical
26. 2003-11-08
    listed $128,000
27. 2002-01-17
    soldstatus $112,000
28. 2002-01-10
    soldstatus $112,000
29. 2001-12-04
    historical
30. 2001-09-06
    listed $119,000

ⓘ 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: $2,685 · $224/mo
• Projected year-2 tax: $2,685 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $22,539
• − Mortgage interest: −$8,402
• − Property taxes: −$2,685
• − Insurance: −$750
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$4,364
• Taxable income: $2,732
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $4,276/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: Union
• NCES district ID: 4030600
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $52,744
• Composite: 18.18/100
• National rank: #8962
• State rank: #160 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): 18,196
• Household income: $58,706
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 566.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 25% Two or more races 18% Black 12% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 76% English-only · Spanish 18% Arabic 1% 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: ▼ -168.71%
• Current HPI: 236.7578
• Rent YoY: ▲ 6.70%
• 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

+26.1% since first listed

14 events — show timeline

• 2026-05-05 Price Changed $150,000 MLS Technology, Inc.
• 2026-04-03 Listed $185,000 MLS Technology, Inc.
• 2026-03-21 Pending — MLS Technology, Inc.
• 2026-03-21 Listing Removed — MLS Technology, Inc.
• 2026-02-27 Listed $185,000 MLS Technology, Inc.
• 2007-01-18 Sold (Public Records) $132,500 Public Records
• 2006-10-17 Listing Removed — MLS Technology, Inc.
• 2006-07-17 Listed $136,500 MLS Technology, Inc.
• 2004-05-09 Listing Removed — MLS Technology, Inc.
• 2003-11-08 Listed $128,000 MLS Technology, Inc.
• 2002-01-17 Sold (Public Records) $112,000 Public Records
• 2002-01-10 Sold (MLS) $112,000 MLS Technology, Inc.
• 2001-12-04 Listing Removed — MLS Technology, Inc.
• 2001-09-06 Listed $119,000 MLS Technology, Inc.

Property tax history

+2.9%/yr

Latest (2025): $2,685 · +9.4% YoY. Source: county tax records.