9007 E 29th Ct · Tulsa, OK 74129

$189,000

4 bd · 3.0 ba · 2,355 sqft · SingleFamily public records · 84 Days on market

Built 1966 10,000 sqft lot Est $259k · 27% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• 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

Great home on a corner lot, across the street from Skelly Elementary. This home is priced to sell. 4 beds, 3 bathrooms, living room, formal dining, and breakfast nook in kitchen. The HVAC and hot water tank are newer. Seller to close with T-Town Title. Listing agent has ownership interest in T-town Title Public is able to choose their own title company.

Key facts

• Newer hot water tank
• Corner lot
• Newer hvac

Tags

• CORNER LOT
• NEWER HVAC
• NEWER HOT WATER TANK

Property features AI

Finance

• HOA & community: Sidewalks (community feature)

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2-story home; Faces south; Entry on slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Built in public-record year
• Exterior features: Mature trees; Sidewalks; No safety shelter

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher
• Flooring: Carpet; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Gas range connection; Wood window frames
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $60 ($720/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (12.1% below list).
• Recommended offer: $166k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 71 active listings in the ZIP; 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 $6k 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 84 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

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 $166,125 (12.1% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $259,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9045 E 29th St	0.14mi	4/2.5	2,394 (+2%)	8mo	$290,000	$121	82
2939 S 95th EastAvenue	0.32mi	4/2.5	2,327 (-1%)	12mo	$280,000	$120	71
2904 S 95th EastAvenue	0.30mi	4/2.0	2,595 (+10%)	6mo	$310,000	$119	60
10107 E 26th Pl	0.64mi	4/2.0	2,450 (+4%)	4mo	$264,000	$108	56
9061 E 29th Ct	0.12mi	3/2.0 (-1)	2,105 (-11%)	14mo	$245,000	$116	56
8925 E 33rd Pl	0.42mi	4/3.0	2,531 (+8%)	16mo	$255,000	$101	54
2331 S 99th EastAvenue	0.74mi	4/2.0	2,358 (+0%)	9mo	$279,000	$118	54
8109 E 31st Pl	0.66mi	3/2.0 (-1)	2,179 (-8%)	2mo	$235,000	$108	46
2717 S 96th Pl	0.43mi	3/2.0 (-1)	2,020 (-14%)	8mo	$190,000	$94	41
9146 E 26th Pl	0.33mi	3/2.0 (-1)	2,062 (-12%)	19mo	$225,000	$109	39
9429 E 36th St	0.62mi	3/2.0 (-1)	2,090 (-11%)	12mo	$213,000	$102	34
9202 E 37th Pl	0.74mi	4/2.0	2,135 (-9%)	18mo	$235,000	$110	31

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-26,813
• Equity at exit: $28,181

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-18,459
• Equity at exit: $16,341

Cash invested: $52,920 (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 74129

• Active inventory: 71
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $60

Break-even live

Break-even rent $1,585

Max offer price $189,000

Occupancy floor 91%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $189,000 Active 84 DOM
2. 2026-06-17
   days on market $189,000 Active 83 DOM
3. 2026-06-16
   days on market $189,000 Active 82 DOM
4. 2026-06-15
   days on market $189,000 Active 81 DOM
5. 2026-06-13
   days on market $189,000 Active 79 DOM
6. 2026-06-10
   days on market $189,000 Active 76 DOM
7. 2026-06-09
   days on market $189,000 Active 75 DOM
8. 2026-06-08
   days on market $189,000 Active 74 DOM
9. 2026-06-07
   days on market $189,000 Active 73 DOM
10. 2026-06-05
    days on market $189,000 Active 70 DOM
11. 2026-06-03
    days on market $189,000 Active 69 DOM
12. 2026-06-02
    days on market $189,000 Active 68 DOM
13. 2026-06-01
    days on market $189,000 Active 67 DOM
14. 2026-05-31
    days on market $189,000 Active 66 DOM
15. 2026-03-26
    listed $189,000 Active

ⓘ 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: $2,190 · $182/mo
• Projected year-2 tax: $2,190 · $182/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,935
• − Mortgage interest: −$10,587
• − Property taxes: −$2,190
• − Insurance: −$945
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$5,498
• Taxable loss: −$2,475
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $1,314/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
• City population: 389,418
• Population (ZIP): 18,764

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Hispanic / Latino 34% Two or more races 18% Black 17% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% Other Asian/Pacific 1% Vietnamese 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: ▼ -169.31%
• Current HPI: 247.8904
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-03-26 Listed $189,000 MLS Technology, Inc.

Property tax history

+2.0%/yr

Latest (2025): $2,190 · +6.8% YoY. Source: county tax records.