6737 S Peoria Ave Unit C202 · Tulsa, OK 74136

$69,000

2 bd · 2.0 ba · 928 sqft · Condo public records · 106 Days on market

Built 1982 $359/mo HOA · 37% of rent

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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 +11.0/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

“Adorable 2-bedroom, 2-bath Condo with Soaring Vaulted Ceilings Located in the Desirable Brandy Chase Condominiums. ” Ideally situated just minutes from Brookside, Tulsa Hills, ORU, The Gathering Place, Turkey Mountain, Saint Francis Hospital, & convenient highway access. Great location for those needing nearby public transportation. Step inside to a charming layout w/ abundant natural light, & a cozy wood-burning Fireplace in the living room. The main level offers a bedroom & full bathroom, while the upstairs loft features a second bedroom & full bath for added privacy. Enjoy two private Balconies & ample storage throughout the condo. Recent updates

Key facts

• Private balconies
• Swimming pool
• Carport parking

Tags

• VAULTED CEILINGS
• WOOD-BURNING FIREPLACE
• PRIVATE BALCONIES
• AMPLE STORAGE
• SWIMMING POOL
• CARPORT PARKING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee; HOA covers building structure maintenance, sewer, trash, and water; Community pool; Community gutters and sidewalks

Exterior

• Parking: Attached garage with 1 space; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Two-story property; Faces northwest; Slab foundation
• Construction: Brick, Masonite, wood siding on wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Landscaped; Rain gutters; Partial pipe fencing; Balcony; Covered porch

Interior

• Kitchen: Pantry; Refrigerator; Oven; Range / Stove; Microwave; Dishwasher; Disposal; Electric water heater
• Bedrooms: Master bedroom with private bath and separate closets (third level); Additional bedroom (second level)
• Flooring: Carpet; Vinyl
• Bathrooms: Master full bath with bathtub (third level); Hall full bath with bathtub (second level); Two full bathrooms total
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; Cable TV available; High-speed internet available; Wired for data; Aluminum-framed windows; Electric oven/range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room (second level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $-29 ($-354/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (7.6% below list).
• Meets the 1% rule at list price ($980 rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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; 30 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 $477 of loan paydown is wiped out by about $2k 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

• It's been on market 106 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y 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 $53k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 5.9

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-15,023
• Equity at exit: $10,288

10-year hold

• IRR: -33.6%
• Equity multiple: -0.20×
• Total profit: $-23,169
• Equity at exit: $5,966

Cash invested: $19,320 (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: 5.9×

Monthly cashflow live

• Estimated rent: $980 high
• Mortgage (P&I): −$362
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$29
• HOA: −$359
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-29

Break-even live

Break-even rent $1,017

Max offer price $63,790

Occupancy floor 98%

Sensitivity live

Price	-10% $10	-5% $-10	+0% $-29	+5% $-49	+10% $-69
Rent	-10% $-107	-5% $-68	+0% $-29	+5% $9	+10% $48
Rate	-1.0pp $5	-0.5pp $-12	base $-29	+0.5pp $-47	+1.0pp $-66

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$926	$1.14	2d	4	0.12mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$1,100	$1.54	12d	2	0.14mi
7901 Riverside Pkwy Tulsa, OK	2.0	2.0	950	$884	$0.93	4d	16	0.20mi
1329 E 64th St Tulsa, OK	1.0–2.0	1.0	624	$1,149	$1.84	2d	2	0.37mi
6760 S Trenton Pl Tulsa, OK	1.0	1.0	700	$745	$1.06	24d	1	0.45mi
6760 S Trenton Pl Tulsa, OK	2.0	2.0	900	$900	$1.00	11d	1	0.45mi
6345 S Madison Pl Unit 1 Tulsa, OK	3.0	2.0	1080	$1,100	$1.02	4d	1	0.47mi
6639 S Victor Ave Unit G203 Tulsa, OK	1.0	1.0	800	$850	$1.06	24d	1	0.58mi
6639 S Victor Ave Unit G208 Tulsa, OK	1.0	1.0	800	$850	$1.06	16d	1	0.59mi
1804 E 66th Pl Unit E108 Tulsa, OK	1.0	1.0	562	$850	$1.51	24d	1	0.62mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	562	$995	$1.77	4d	1	0.62mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$1,100	$1.58	22d	3	0.62mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$1,062	$1.52	2d	37	0.66mi
910 E 61st St Tulsa, OK	1.0	1.0	700	$926	$1.32	3d	1	0.69mi
6630 S Zunis Ave Tulsa, OK	1.0–3.0	1.0–2.0	1000	$1,044	$1.04	2d	12	0.76mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$1,069	$1.35	4d	4	0.79mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$1,051	$1.50	4d	14	0.81mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	24d	1	0.82mi
1320 E 58th St Tulsa, OK	1.0	1.0	980	$1,200	$1.22	22d	1	0.93mi
6609 S Lewis Ave Tulsa, OK	1.0	1.0	600	$816	$1.36	2d	5	1.00mi
5630 S Peoria Ave Unit 5630B-P Tulsa, OK	1.0	1.0	650	$925	$1.42	4d	1	1.02mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	4d	1	1.04mi
1037 E 57th Pl #5 Tulsa, OK	1.0	1.5	1088	$1,100	$1.01	24d	1	1.05mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	4d	1	1.06mi
5620 S Quaker Ave Unit 5620D-Q Tulsa, OK	1.0	1.0	650	$999	$1.54	24d	1	1.09mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	4d	1	1.16mi
7803 S Wheeling Ave Tulsa, OK	1.0–2.0	1.0–2.0	800	$849	$1.06	24d	10	1.22mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$1,199	$1.52	4d	4	1.23mi
7224 S Elwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	948	$1,790	$1.89	2d	6	1.26mi
2409 E 59th Ct Unit 2433-4 Tulsa, OK	1.0	1.0	565	$675	$1.19	20d	1	1.32mi

HOA detail condo

• Monthly dues: $359 · $4,308/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $69,000 Active 106 DOM
2. 2026-06-17
   days on market $69,000 Active 105 DOM
3. 2026-06-16
   days on market $69,000 Active 104 DOM
4. 2026-06-15
   days on market $69,000 Active 103 DOM
5. 2026-06-13
   days on market $69,000 Active 101 DOM
6. 2026-06-10
   days on market $69,000 Active 98 DOM
7. 2026-06-09
   days on market $69,000 Active 97 DOM
8. 2026-06-08
   days on market $69,000 Active 96 DOM
9. 2026-06-07
   days on market $69,000 Active 95 DOM
10. 2026-06-05
    days on market $69,000 Active 92 DOM
11. 2026-06-03
    days on market $69,000 Active 91 DOM
12. 2026-06-02
    days on market $69,000 Active 90 DOM
13. 2026-06-01
    days on market $69,000 Active 89 DOM
14. 2026-05-31
    days on market $69,000 Active 88 DOM
15. 2026-05-11
    price $69,000
16. 2026-03-04
    listed $70,000 Active
17. 2001-05-18
    soldstatus $53,000
18. 2001-04-02
    historical
19. 2001-02-14
    listed $52,900
20. 2001-01-17
    historical
21. 2000-07-16
    listed $48,500
22. 2000-07-11
    soldstatus $35,500
23. 2000-07-05
    soldstatus $35,500
24. 2000-06-14
    historical
25. 2000-06-01
    soldstatus $35,500
26. 2000-05-03
    listed $36,900
27. 1995-04-14
    historical
28. 1994-10-14
    listed $36,950
29. 1992-07-29
    soldstatus $33,000

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $647 · $54/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 5/10 Major FEMA zone X (shaded) · 45% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 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: $11,757
• − Mortgage interest: −$3,865
• − Property taxes: −$647
• − Insurance: −$345
• − Repairs & maintenance: −$941
• − Management: −$941
• − HOA: −$4,308
• − Depreciation: −$2,007
• Taxable loss: −$1,296
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $-43/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): 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

+109.1% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $69,000 MLS Technology, Inc.
• 2026-03-04 Listed $70,000 MLS Technology, Inc.
• 2001-05-18 Sold (Public Records) $53,000 Public Records
• 2001-04-02 Listing Removed — MLS Technology, Inc.
• 2001-02-14 Listed $52,900 MLS Technology, Inc.
• 2001-01-17 Listing Removed — MLS Technology, Inc.
• 2000-07-16 Listed $48,500 MLS Technology, Inc.
• 2000-07-11 Sold (Public Records) $35,500 Public Records
• 2000-07-05 Sold (MLS) $35,500 MLS Technology, Inc.
• 2000-06-14 Listing Removed — MLS Technology, Inc.
• 2000-06-01 Sold (Public Records) $35,500 Public Records
• 2000-05-03 Listed $36,900 MLS Technology, Inc.
• 1995-04-14 Listing Removed — MLS Technology, Inc.
• 1994-10-14 Listed $36,950 MLS Technology, Inc.
• 1992-07-29 Sold (Public Records) $33,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $647 · +3.4% YoY. Source: county tax records.