10912 E 16th St · Tulsa, OK 74128

$105,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 79 Days on market

Built 1977 1,936 sqft lot Est $113k · 7% under $112/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 +10.8/15.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• 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

Calling all investors for this perfect turnkey investment property! Newly renovated 2 bed, 1 bath half-duplex, with a stable tenant, and professionally managed!

Key facts

• Strong rental demand
• Tenant occupied
• Refreshed kitchen

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• DURABLE ATTRACTIVE FLOORING
• REFRESHED KITCHEN
• STAINLESS STEEL APPLIANCES
• STRONG RENTAL DEMAND

Property features AI

Finance

• HOA & community: Homeowners association with a $112 monthly fee

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-story; Faces southeast; Slab foundation
• Construction: Built with concrete, stucco, and stone veneer
• Exterior features: Full fencing; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Oven; Range; Stove
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Geothermal heating; Heat pump; Electric heating; Cooling (geothermal/heat pump)
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $726 of loan paydown is wiped out by about $3k 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 79 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 35y 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 $80k; 31% 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 $98,700 (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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.12% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $113,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10928 E 16th St	0.03mi	2/1.0	968 (0%)	3mo	$98,900	$102	96
11039 E 15th St	0.15mi	2/1.0	982 (+1%)	0mo	$80,000	$81	90
11056 E 14th Ct	0.17mi	2/1.0	959 (-1%)	2mo	$101,900	$106	88
1455 S 112th East Ave	0.19mi	2/1.0	982 (+1%)	2mo	$115,000	$117	87
11023 E 15th St	0.13mi	2/1.0	982 (+1%)	8mo	$95,000	$97	84
11008 E 14th Ct	0.12mi	2/1.0	1,030 (+6%)	2mo	$89,500	$87	82
11618 E 15th St	0.38mi	2/1.0	983 (+2%)	0mo	$154,000	$157	79
1514 S 108th EastPlace	0.09mi	2/1.0	872 (-10%)	3mo	$35,000	$40	77
11525 E 16th St	0.31mi	3/2.0 (+1)	1,012 (+4%)	5mo	$178,000	$176	65
11720 E 20th St	0.60mi	3/1.5 (+1)	962 (-1%)	4mo	$181,000	$188	61
10613 E 18th Pl	0.32mi	3/1.5 (+1)	1,100 (+14%)	7mo	$142,000	$129	49
1817 S 119th East Pl E	0.65mi	3/1.0 (+1)	1,029 (+6%)	7mo	$135,500	$132	48

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-8,339
• Equity at exit: $15,656

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,081
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$551
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$44
• HOA: −$112
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $135

Break-even live

Break-even rent $1,009

Max offer price $105,000

Occupancy floor 84%

Sensitivity live

Price	-10% $195	-5% $165	+0% $135	+5% $106	+10% $76
Rent	-10% $42	-5% $89	+0% $135	+5% $182	+10% $228
Rate	-1.0pp $188	-0.5pp $162	base $135	+0.5pp $108	+1.0pp $80

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.13mi
1433 S 107th East Ave Tulsa, OK	1.0–3.0	1.0–1.5	840	$999	$1.19	19d	3	0.31mi
2140 S 109th East Ave Unit 2142C Tulsa, OK	2.0	1.5	1000	$895	$0.90	24d	1	0.49mi
2140 S 109th East Ave Unit 2158A Tulsa, OK	1.0	1.0	864	$600	$0.69	24d	1	0.49mi
1645 S 101st East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1013	$1,624	$1.60	2d	35	0.55mi
10951 E 23rd St Unit 10959 Tulsa, OK	2.0	1.5	767	$1,149	$1.50	24d	1	0.60mi
10951 E 23rd St Unit 10967 D Tulsa, OK	1.0	1.5	767	$1,075	$1.40	24d	1	0.60mi
10951 E 23rd St Unit 10967 Tulsa, OK	2.0	1.5	800	$1,149	$1.44	4d	1	0.60mi
1018 S 107th East Ave Tulsa, OK	1.0–2.0	1.0	807	$925	$1.15	24d	6	0.73mi
10124 E 22nd St Tulsa, OK	3.0	2.0	1117	$1,350	$1.21	15d	1	0.75mi
9743 E 12th St Tulsa, OK	1.0–2.0	1.0–1.5	875	$975	$1.11	16d	3	0.89mi
2319 S 119th East Ave Tulsa, OK	3.0	1.0	990	$1,365	$1.38	24d	1	0.92mi
717 S 101st East Ave Tulsa, OK	1.0–2.0	1.0	786	$1,049	$1.33	2d	11	0.98mi
2756 S 114th East Ave Tulsa, OK	3.0	2.0	1120	$1,650	$1.47	24d	1	1.05mi
1129 S 124th East Ave Tulsa, OK	2.0	1.0	1100	$1,100	$1.00	16d	1	1.07mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,184	$1.25	2d	4	1.20mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,199	$1.23	22d	4	1.20mi
912 S 95th East Ave Tulsa, OK	1.0	1.0	650	$765	$1.18	4d	2	1.21mi
3038 S 101st East Ave Tulsa, OK	1.0–2.0	1.0–2.0	727	$900	$1.24	3d	1	1.44mi

HOA detail

• Monthly dues: $112 · $1,344/yr

Listing history 46 events

1. 2026-06-18
   days on market $105,000 Active 79 DOM
2. 2026-06-17
   days on market $105,000 Active 78 DOM
3. 2026-06-16
   days on market $105,000 Active 77 DOM
4. 2026-06-15
   days on market $105,000 Active 76 DOM
5. 2026-06-13
   days on market $105,000 Active 74 DOM
6. 2026-06-10
   days on market $105,000 Active 71 DOM
7. 2026-06-09
   days on market $105,000 Active 70 DOM
8. 2026-06-08
   days on market $105,000 Active 69 DOM
9. 2026-06-07
   days on market $105,000 Active 68 DOM
10. 2026-06-05
    days on market $105,000 Active 65 DOM
11. 2026-06-03
    days on market $105,000 Active 64 DOM
12. 2026-06-02
    days on market $105,000 Active 63 DOM
13. 2026-06-01
    days on market $105,000 Active 62 DOM
14. 2026-05-31
    days on market $105,000 Active 61 DOM
15. 2026-04-22
    price $107,500
16. 2026-03-31
    listed $110,000 Active
17. 2026-02-15
    historical $950
18. 2025-12-24
    listed $950
19. 2024-08-25
    historical $950
20. 2024-08-22
    price $950
21. 2024-08-14
    price $1,000
22. 2024-08-09
    price $1,100
23. 2024-05-09
    listed $1,150
24. 2022-02-07
    soldstatus $80,000
25. 2022-01-31
    soldstatus $80,000 Closed 160-char remark

    Show marketing remark (160 chars)

    Calling all investors for this perfect turnkey investment property! Newly renovated 2 bed, 1 bath half-duplex, with a stable tenant, and professionally managed!

26. 2021-12-30
    status Pending 160-char remark

    Show marketing remark (160 chars)

    Calling all investors for this perfect turnkey investment property! Newly renovated 2 bed, 1 bath half-duplex, with a stable tenant, and professionally managed!

27. 2021-12-16
    status Active 160-char remark

    Show marketing remark (160 chars)

    Calling all investors for this perfect turnkey investment property! Newly renovated 2 bed, 1 bath half-duplex, with a stable tenant, and professionally managed!

28. 2021-12-13
    status Pending 160-char remark

    Show marketing remark (160 chars)

    Calling all investors for this perfect turnkey investment property! Newly renovated 2 bed, 1 bath half-duplex, with a stable tenant, and professionally managed!

29. 2021-12-02
    listed $85,000 Active 160-char remark

    Show marketing remark (160 chars)

    Calling all investors for this perfect turnkey investment property! Newly renovated 2 bed, 1 bath half-duplex, with a stable tenant, and professionally managed!

30. 2021-07-28
    soldstatus $450,000
31. 2021-07-26
    soldstatus $400,000
32. 2007-03-19
    soldstatus $32,500 212-char remark

    Show marketing remark (212 chars)

    Hud prop subj to hud regs & bid proced, offered as-is w/ all faults, bid deadline 01/07/07, 11:59pm, #422-237255, water meter missing-buyer respons. for replacing any missing meters, possible struct. issues

33. 2007-01-08
    historical 212-char remark

    Show marketing remark (212 chars)

    Hud prop subj to hud regs & bid proced, offered as-is w/ all faults, bid deadline 01/07/07, 11:59pm, #422-237255, water meter missing-buyer respons. for replacing any missing meters, possible struct. issues

34. 2006-12-29
    listed $32,400 212-char remark

    Show marketing remark (212 chars)

    Hud prop subj to hud regs & bid proced, offered as-is w/ all faults, bid deadline 01/07/07, 11:59pm, #422-237255, water meter missing-buyer respons. for replacing any missing meters, possible struct. issues

35. 2005-01-08
    soldstatus $47,000
36. 2004-11-23
    historical
37. 2004-10-02
    listed $47,000
38. 1999-11-03
    soldstatus $48,000
39. 1999-10-29
    soldstatus $48,000
40. 1999-09-20
    historical
41. 1999-06-11
    listed $48,000
42. 1999-05-28
    soldstatus $31,500
43. 1999-05-06
    historical
44. 1999-01-08
    listed $39,900
45. 1991-08-13
    soldstatus $26,000
46. 1991-04-29
    listed $26,000

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,087 · $91/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: $14,160
• − Mortgage interest: −$5,882
• − Property taxes: −$1,087
• − Insurance: −$525
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − HOA: −$1,344
• − Depreciation: −$3,055
• Taxable income: $2
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,622/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

+313.5% since first listed

32 events — show timeline

• 2026-04-22 Price Changed $107,500 MLS Technology, Inc.
• 2026-03-31 Listed $110,000 MLS Technology, Inc.
• 2026-02-15 Rental Removed $950 APPFOLIO
• 2025-12-24 Listed for Rent $950 APPFOLIO
• 2024-08-25 Rental Removed $950 APPFOLIO
• 2024-08-22 Price Changed $950 APPFOLIO
• 2024-08-14 Price Changed $1,000 APPFOLIO
• 2024-08-09 Price Changed $1,100 APPFOLIO
• 2024-05-09 Listed for Rent $1,150 APPFOLIO
• 2022-02-07 Sold (Public Records) $80,000 Public Records
• 2022-01-31 Sold (MLS) $80,000 MLS Technology, Inc.
• 2021-12-30 Pending — MLS Technology, Inc.
• 2021-12-16 Relisted — MLS Technology, Inc.
• 2021-12-13 Pending — MLS Technology, Inc.
• 2021-12-02 Listed $85,000 MLS Technology, Inc.
• 2021-07-28 Sold (Public Records) $450,000 Public Records
• 2021-07-26 Sold (Public Records) $400,000 Public Records
• 2007-03-19 Sold (MLS) $32,500 MLS Technology, Inc.
• 2007-01-08 Listing Removed — MLS Technology, Inc.
• 2006-12-29 Listed $32,400 MLS Technology, Inc.
• 2005-01-08 Sold (MLS) $47,000 MLS Technology, Inc.
• 2004-11-23 Listing Removed — MLS Technology, Inc.
• 2004-10-02 Listed $47,000 MLS Technology, Inc.
• 1999-11-03 Sold (Public Records) $48,000 Public Records
• 1999-10-29 Sold (MLS) $48,000 MLS Technology, Inc.
• 1999-09-20 Listing Removed — MLS Technology, Inc.
• 1999-06-11 Listed $48,000 MLS Technology, Inc.
• 1999-05-28 Sold (MLS) $31,500 MLS Technology, Inc.
• 1999-05-06 Listing Removed — MLS Technology, Inc.
• 1999-01-08 Listed $39,900 MLS Technology, Inc.
• 1991-08-13 Sold (Public Records) $26,000 Public Records
• 1991-04-29 Listed $26,000 MLS Technology, Inc.

Property tax history

+7.8%/yr

Latest (2025): $1,087 · +8.7% YoY. Source: county tax records.