1733 S Cheyenne Ave Unit 1733A · Tulsa, OK 74119

$110,000

2 bd · 1.0 ba · 950 sqft · Condo public records · 2 Days on market

Built 1981 $210/mo HOA · 15% 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 +22.7/30.0
• Appreciation +8.4/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +0.8/10.0

Listing remarks

Great opportunity to own a 2-bedroom, 1-bath ground-floor condo in a sought-after Tulsa location. Walking distance to Riverside and close to The Gathering Place, downtown, dining, shopping, and major employers. Dedicated covered parking space included. The condo needs some updating and is priced accordingly, making it a great option for investors or buyers looking to add their personal touches. Whether you're looking to expand your investment portfolio or purchase a low-maintenance property in an area with strong appeal, this condo offers plenty of potential. Property is being sold As-Is.

Key facts

• Ground-floor condo
• $210 HOA
• Garage

Tags

• GROUND-FLOOR CONDO
• WALKING DISTANCE TO RIVERSIDE
• CLOSE TO THE GATHERING PLACE
• LOW-MAINTENANCE PROPERTY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with a $210 monthly fee; Association covers maintenance (structure), water, sewer, and trash; Association amenities include laundry and parking

Exterior

• Parking: Detached covered garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Brick and wood frame construction
• Construction: Asphalt/fiberglass roof
• Exterior features: No notable exterior features listed; Faces east

Interior

• Kitchen: Refrigerator; Oven; Range; Dishwasher; Disposal; Electric water heater; Electric oven/range connections
• Bedrooms: Master bedroom with walk-in closet; Additional bedroom
• Flooring: Laminate; Tile
• Bathrooms: One full bathroom with bathtub (hall bath)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows
• Laundry & utility: Laundry available (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.3% 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 soft (-0.3%/yr); 59 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($761 loan paydown + $8k appreciation (6.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.9% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y 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 $47k; list at $110k implies a 134% gain — meaningful room to come down on a strong offer.

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 $110,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.30% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.88% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.48×
• Total profit: $45,536
• Equity at exit: $75,360

10-year hold

• IRR: 19.1%
• Equity multiple: 4.77×
• Total profit: $116,065
• Equity at exit: $142,372

Cash invested: $30,800 (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 74119

• Home prices YoY: 2.7%
• Rents YoY: -0.3%
• Active inventory: 59
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$577
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$46
• HOA: −$210
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $188

Break-even live

Break-even rent $1,193

Max offer price $110,000

Occupancy floor 82%

Sensitivity live

Price	-10% $251	-5% $220	+0% $188	+5% $157	+10% $126
Rent	-10% $75	-5% $132	+0% $188	+5% $245	+10% $301
Rate	-1.0pp $244	-0.5pp $216	base $188	+0.5pp $160	+1.0pp $131

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1817 S Baltimore Ave Unit 4 Tulsa, OK	2.0	1.0	750	$1,050	$1.40	24d	1	0.18mi
1816 S Carson Ave Tulsa, OK	1.0–2.0	1.0–2.0	702	$1,400	$1.99	2d	13	0.18mi
1717 Riverside Dr Tulsa, OK	2.0	1.0–2.0	910	$2,201	$2.42	2d	22	0.20mi
1515 S Carson Ave Tulsa, OK	2.0	1.5	1100	$2,200	$2.00	24d	1	0.23mi
120 E 17th St Tulsa, OK	1.0	1.0	580	$699	$1.21	24d	1	0.27mi
120 E 17th St Tulsa, OK	1.0	1.0	600	$699	$1.17	2d	1	0.27mi
1620 S Elwood Ave Tulsa, OK	1.0	1.0	750	$1,025	$1.37	11d	1	0.32mi
115 E 16th St Tulsa, OK	1.0	1.0	575	$850	$1.48	3d	1	0.33mi
120 E 21st St Tulsa, OK	1.0	1.5	1024	$1,700	$1.66	24d	1	0.36mi
7125 N 220th RD Tulsa, OK	2.0	1.0–2.0	750	$2,800	$3.73	11d	37	0.45mi
1403 S Frisco Ave Tulsa, OK	1.0	1.0	575	$900	$1.57	3d	1	0.47mi
1000 S Denver Ave Tulsa, OK	1.0–2.0	1.0–2.0	940	$1,546	$1.64	2d	19	0.70mi
1737 S Peoria Ave #31 Tulsa, OK	1.0	1.0	650	$600	$0.92	3d	1	0.76mi
1309 S Jackson Ave Tulsa, OK	2.0	1.0	775	$1,050	$1.35	2d	1	0.78mi
1309 E 21st St Tulsa, OK	2.0	2.0	925	$1,250	$1.35	3d	2	0.80mi
1312 S Jackson Ave Unit 3 Tulsa, OK	2.0	1.0	775	$1,050	$1.35	15d	1	0.80mi
1435 S Peoria Ave Tulsa, OK	1.0	1.0	1000	$1,495	$1.50	24d	1	0.81mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,409	$1.89	24d	28	0.83mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$1,375	$1.84	16d	1	0.83mi
1428 S Quaker Ave Tulsa, OK	2.0	1.0	850	$1,225	$1.44	3d	1	0.85mi
975 W 22nd Pl Tulsa, OK	1.0–3.0	1.0–2.5	1125	$1,292	$1.15	2d	1	0.87mi
1411 S Quaker Ave Tulsa, OK	2.0	1.5–2.5	1200	$2,049	$1.71	15d	2	0.89mi
1312 S Quaker Ave Apt 1 Tulsa, OK	1.0	1.0	770	$950	$1.23	24d	1	0.93mi
1415 S Quincy Ave Unit 11 Tulsa, OK	1.0	1.0	550	$925	$1.68	3d	1	0.95mi
522 S Boston Ave Tulsa, OK	1.0	1.0	755	$1,274	$1.69	3d	6	0.97mi
1316 S Quincy Ave Apt 7 Tulsa, OK	1.0	1.0	600	$995	$1.66	24d	1	0.97mi
6 E 5th St Unit 501 Tulsa, OK	1.0	1.0	958	$1,725	$1.80	22d	1	1.00mi
6 E 5th St Unit 703 Tulsa, OK	2.0	2.0	962	$1,731	$1.80	22d	1	1.00mi
6 E 5th St Unit 1001 Tulsa, OK	1.0	1.0	845	$2,500	$2.96	22d	1	1.00mi
6 E 5th St Tulsa, OK	1.0–2.0	1.0–2.0	1103	$2,500	$2.27	16d	4	1.00mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,700	$2.09	2d	13	1.01mi
403 S Cheyenne Ave Tulsa, OK	2.0	1.0–2.0	750	$1,799	$2.40	2d	8	1.02mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$2,906	$2.69	16d	3	1.03mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	757	$1,807	$2.39	2d	6	1.07mi
1720 S Trenton Ave Tulsa, OK	1.0	1.0	648	$1,225	$1.89	11d	1	1.07mi
1220 S Rockford Ave Apt M Tulsa, OK	1.0	1.0	750	$775	$1.03	24d	1	1.08mi
9 E 4th St Tulsa, OK	3.0	1.0–2.0	894	$2,044	$2.29	2d	5	1.09mi
1420 S Trenton Ave Tulsa, OK	1.0–2.0	1.0	645	$1,050	$1.63	3d	3	1.11mi
1125 S Quincy Ave Unit 1127-1 Tulsa, OK	2.0	1.0	740	$950	$1.28	3d	1	1.12mi
1225 S Rockford Ave Unit C1 Tulsa, OK	1.0	1.0	600	$689	$1.15	24d	1	1.13mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-13
   remarks 595-char remark
2. 2026-06-13
   listed $110,000 Pending 2 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 6/10 Major 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,176
• − Mortgage interest: −$6,162
• − Property taxes: −$1,316
• − Insurance: −$550
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − HOA: −$2,520
• − Depreciation: −$3,200
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,098/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): 3,670
• Household income: $56,234
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 337.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 12% Black 7% Hispanic / Latino 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1% Chinese 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: ▲ 6.88%
• Current HPI: 261.8691
• Rent YoY: ▼ -0.35%
• 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

+197.3% since first listed

5 events — show timeline

• 2026-06-12 Pending — MLS Technology, Inc.
• 2026-06-10 Listed $110,000 MLS Technology, Inc.
• 2010-07-28 Sold (Public Records) $47,000 Public Records
• 1996-03-20 Sold (Public Records) $32,000 Public Records
• 1996-01-04 Listed $37,000 MLS Technology, Inc.

Property tax history

+4.7%/yr

Latest (2025): $1,316 · +8.7% YoY. Source: county tax records.