10917 E 16th St · Tulsa, OK 74128

$125,000

3 bd · 2.0 ba · 1,326 sqft · Townhouse public records · 8 Days on market

Built 1977 2,373 sqft lot Est $135k · 8% under $118/mo HOA · 9% of rent

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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 +20.3/30.0
• ARV discount +10.9/15.0
• DSCR +6.4/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for something CLEAN and move-in ready for under $100,000? Here it is! Three bedrooms and 2 bathrooms, one of the largest condos in the subdivision. All new flooring and all new interior paint. Covered carport with extra storage. Private back yard for your pet. Close to elementary school, shopping, and highway 169. Unicorns DO exist! But not for long!

Key facts

• Covered carport
• Private backyard
• New ac units

Tags

• NEW AC UNITS
• NEW WATER HEATER
• WHOLE-HOUSE SURGE PROTECTOR
• COVERED CARPORT
• PRIVATE BACKYARD
• EASY ACCESS TO HIGHWAY 169

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee; HOA amenities include pool and park; Community has sidewalks; Senior community

Exterior

• Parking: Attached garage (1 car); Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Cable and phone available
• Home design: Two-story home; Faces south; Slab foundation
• Construction: Built per public records; Masonite and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Enclosed patio and porch; Concrete driveway; Privacy fencing; Mature trees on lot; Smoke detectors

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range / Stove; Refrigerator; Disposal; Electric water heater
• Bedrooms: First-floor master bedroom with private bath and separate closets; Second-floor bedrooms (two listed)
• Flooring: Carpet; Laminate
• Bathrooms: First-floor master full bath; Second-floor full hall bath; Two full bathrooms total
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Cable TV available; Laminate countertops; Aluminum frame windows; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.8% 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: 38 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/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 $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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $92k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $125,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.11% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $135,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11104 E 13th Pl S Unit 6B2	0.24mi	3/1.5	1,262 (-5%)	4mo	$82,000	$65	76
1227 S 110th EastAvenue Unit 39C	0.52mi	3/2.0	1,177 (-11%)	0mo	$123,000	$105	57
11005 E 13th St #40	0.36mi	3/2.0	1,177 (-11%)	12mo	$120,000	$102	54
11003 E 13th St Unit 40-2C	0.56mi	3/2.0	1,177 (-11%)	7mo	$106,000	$90	50
1236 S 110th EastAvenue Unit 3B	0.55mi	2/2.0 (-1)	1,177 (-11%)	2mo	$105,000	$89	49
1143 S 111th EastAvenue Unit 34-3B	0.42mi	3/2.0	1,177 (-11%)	16mo	$122,000	$104	48
11019 E 11th Pl Unit 4-2C	0.54mi	2/1.5 (-1)	1,177 (-11%)	1mo	$126,000	$107	48
11027 E 11 Place S 03 3c Pl S Unit 03-3C	0.53mi	3/1.5	1,177 (-11%)	13mo	$105,000	$89	43
10910 E 11th Pl Unit 10-2C	0.52mi	3/1.5	1,177 (-11%)	16mo	$119,900	$102	42
1205 S 110th EastAvenue Unit 38-3C	0.52mi	3/2.0	1,177 (-11%)	20mo	$128,000	$109	40
1305 S 110th EastAvenue Unit 3C	0.56mi	2/2.0 (-1)	1,177 (-11%)	12mo	$117,500	$100	40
1221 S 112th Ave E Unit 25-3B	0.56mi	2/2.0 (-1)	1,177 (-11%)	21mo	$120,000	$102	32

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,049
• Equity at exit: $18,638

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,574
• 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 74128

• Home prices YoY: -21.6%
• Active inventory: 38
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$656
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$52
• HOA: −$118
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $159

Break-even live

Break-even rent $1,186

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $230	-5% $195	+0% $159	+5% $124	+10% $88
Rent	-10% $50	-5% $104	+0% $159	+5% $214	+10% $269
Rate	-1.0pp $222	-0.5pp $191	base $159	+0.5pp $127	+1.0pp $94

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1448 S 108th East Pl Tulsa, OK	2.0	1.0	982	$1,350	$1.37	16d	1	0.09mi
1433 S 107th East Ave Tulsa, OK	1.0–3.0	1.0–1.5	840	$1,199	$1.43	19d	3	0.24mi
1645 S 101st East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1013	$1,899	$1.87	2d	35	0.55mi
2140 S 109th East Ave Unit 2142C Tulsa, OK	2.0	1.5	1000	$895	$0.90	24d	1	0.56mi
1018 S 107th East Ave Tulsa, OK	1.0–2.0	1.0	807	$925	$1.15	24d	6	0.67mi
10124 E 22nd St Tulsa, OK	3.0	2.0	1117	$1,350	$1.21	15d	1	0.80mi
9743 E 12th St Tulsa, OK	1.0–2.0	1.0–1.5	875	$975	$1.11	16d	3	0.85mi
12111 E 21st Pl Tulsa, OK	3.0	1.0	1199	$1,395	$1.16	22d	1	0.87mi
717 S 101st East Ave Tulsa, OK	1.0–2.0	1.0	786	$1,049	$1.33	2d	11	0.93mi
9902 E 22nd Pl Tulsa, OK	3.0	2.5	1450	$1,475	$1.02	24d	1	0.93mi
2319 S 119th East Ave Tulsa, OK	3.0	1.0	990	$1,365	$1.38	24d	1	0.97mi
11412 E 5th St Tulsa, OK	3.0	1.5	1126	$1,395	$1.24	24d	1	1.00mi
1129 S 124th East Ave Tulsa, OK	2.0	1.0	1100	$1,100	$1.00	16d	1	1.04mi
11809 E 7th Pl Tulsa, OK	3.0	2.0	1383	$1,500	$1.08	24d	1	1.04mi
2444 S 121st East Ave Tulsa, OK	3.0	1.5	1168	$1,395	$1.19	24d	1	1.06mi
2756 S 114th East Ave Tulsa, OK	3.0	2.0	1120	$1,650	$1.47	24d	1	1.11mi
12804 E 13th St Tulsa, OK	3.0	1.5	1268	$1,550	$1.22	24d	1	1.15mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,439	$1.48	22d	4	1.21mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,499	$1.58	2d	4	1.21mi
444 S Mingo Rd Tulsa, OK	3.0	1.0	800	$1,200	$1.50	16d	5	1.45mi

HOA detail

• Monthly dues: $118 · $1,416/yr

Listing history 7 events

1. 2026-06-13
   statusdays on market $125,000 Pending 8 DOM
2. 2026-06-10
   days on market $125,000 Active 6 DOM
3. 2026-06-09
   days on market $125,000 Active 5 DOM
4. 2026-06-08
   days on market $125,000 Active 4 DOM
5. 2026-06-07
   days on market $125,000 Active 3 DOM
6. 2026-06-05
   remarks 699-char remark
7. 2026-06-05
   listed $125,000 Active 1 DOM

ⓘ 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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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: $16,650
• − Mortgage interest: −$7,002
• − Property taxes: −$1,336
• − Insurance: −$625
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − HOA: −$1,416
• − Depreciation: −$3,636
• Taxable loss: −$29
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $1,918/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): 13,751
• Household income: $52,195
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 382.0

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: Hispanic / Latino 39% White 38% Two or more races 23% Black 10% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Asian/Pacific 2% 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: ▼ -66.16%
• Current HPI: 240.6763
• 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

+47.1% since first listed

5 events — show timeline

• 2026-06-04 Listed $125,000 MLS Technology, Inc.
• 2023-02-21 Sold (Public Records) $92,000 Public Records
• 2023-02-17 Sold (MLS) $92,000 MLS Technology, Inc.
• 2023-01-19 Pending — MLS Technology, Inc.
• 2023-01-17 Listed $85,000 MLS Technology, Inc.

Property tax history

+11.9%/yr

Latest (2025): $1,336 · +8.6% YoY. Source: county tax records.