4830 E 68th St · Tulsa, OK 74136

$85,000

2 bd · 2.0 ba · 1,025 sqft · Condo · 23 Days on market

Built 1970 Fair condition

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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 +15.8/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect investment opportunity currently rented out on a long-term lease or to be occupied by owner! Single Story lower level condo is just minutes away from St. Francis Hospital, LaFortune Park, and various dining and shopping options. Complex is in the Jenks School district. This condo features 2 large-bedrooms, 2-bathrooms with a spacious living room with a large window and sliding patio doors that open to a landscaped courtyard. Master suite with two large closets, master bath with a tiled shower, storage and large counter space. Dining room provides a great view of the outdoor space. Recently updated painting, fixtures, and brand new washer/dryer installed. The HOA covers exterior main

Key facts

• Master suite
• Landscaped courtyard
• Tiled shower

Tags

• INVESTMENT OPPORTUNITY
• LANDSCAPED COURTYARD
• MASTER SUITE
• TILED SHOWER
• COMMUNITY SWIMMING POOL
• BRAND NEW WASHER DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $39 ($465/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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-.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 172 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $588 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 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1970 — 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. 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. 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. 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?
9. 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.
10. 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.
11. 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: 1.38% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 6.0

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-13,717
• Equity at exit: $12,674

10-year hold

• IRR: -15.9%
• Equity multiple: 0.24×
• Total profit: $-18,189
• Equity at exit: $7,349

Cash invested: $23,800 (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 74136

• Home prices YoY: -31.4%
• Rents YoY: 0.7%
• Active inventory: 172
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA est. from 2 same-building comps: −$302
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $39

Break-even live

Break-even rent $1,126

Max offer price $85,000

Occupancy floor 92%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4664 E 68th St #195 Tulsa, OK	2.0	1.5	830	$450	$0.54	11d	1	0.11mi
4614 E 68th St Unit Labs Tulsa, OK	3.0	2.5	1402	$1,480	$1.06	11d	1	0.12mi
6806 S Toledo Ave Tulsa, OK	2.0	2.0	875	$1,150	$1.31	21d	1	0.22mi
4426 E 68th St Tulsa, OK	3.0	2.0	1460	$1,750	$1.20	23d	1	0.22mi
4329 E 68th St #507 Tulsa, OK	2.0	1.0	910	$1,025	$1.13	23d	1	0.31mi
6717 S Richmond Ave #637 Tulsa, OK	2.0	1.0	910	$950	$1.04	23d	1	0.36mi
7110 S Granite Ave Tulsa, OK	2.0	1.0	675	$1,149	$1.70	2d	21	0.53mi
5808 E 71st St Tulsa, OK	1.0–2.0	1.0–2.0	800	$1,061	$1.33	1d	27	0.82mi
5202 E 81st St Tulsa, OK	1.0–3.0	1.0–2.0	1029	$1,340	$1.30	2d	38	1.34mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 23 DOM
2. 2026-06-17
   days on market $85,000 Active 22 DOM
3. 2026-06-16
   days on market $85,000 Active 21 DOM
4. 2026-06-15
   days on market $85,000 Active 20 DOM
5. 2026-06-13
   days on market $85,000 Active 18 DOM
6. 2026-06-13
   days on market $85,000 Active 17 DOM
7. 2026-06-10
   days on market $85,000 Active 15 DOM
8. 2026-06-09
   days on market $85,000 Active 14 DOM
9. 2026-06-08
   days on market $85,000 Active 13 DOM
10. 2026-06-07
    days on market $85,000 Active 12 DOM
11. 2026-06-05
    days on market $85,000 Active 9 DOM
12. 2026-06-03
    days on market $85,000 Active 8 DOM
13. 2026-06-02
    days on market $85,000 Active 7 DOM
14. 2026-06-01
    days on market $85,000 Active 6 DOM
15. 2026-05-31
    days on market $85,000 Active 5 DOM
16. 2026-05-26
    listed $85,000 Active
17. 2025-03-16
    historical $1,075
18. 2025-02-14
    listed $1,075
19. 1995-05-05
    listed $32,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 17 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: $14,098
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − HOA: −$3,624
• − Depreciation: −$2,473
• Taxable loss: −$715
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $636/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

A fair condition, single-story condo with cosmetic needs in exterior and landscaping. Simple updates can significantly enhance its value for both resale and rental.

Repairs flagged

• Minor Landscaping — Sparse and overgrown, needs trimming and planting.
• Minor Exterior paint — Siding appears weathered, some discoloration visible, needs touch-up or repainting.

Value-add opportunities

• Both Landscaping and exterior painting — Improves curb appeal and overall aesthetic, attracting more renters and buyers.
• Both Interior painting — Fresh paint can make the interior look more inviting and modern, enhancing both resale and rental value.
• Both Landscaping and exterior painting — Improves curb appeal and overall aesthetic, attracting more renters and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Sparse and overgrown, needs trimming and planting.	Minor	$500–3,000
Exterior paint · Siding appears weathered, some discoloration visible, needs touch-up or repainting.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improves curb appeal and overall aesthetic, attracting more renters and buyers. ↑
• Both Interior painting — Fresh paint can make the interior look more inviting and modern, enhancing both resale and rental value. ↑
• Both Landscaping and exterior painting — Improves curb appeal and overall aesthetic, attracting more renters and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 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

+161.5% since first listed

4 events — show timeline

• 2026-05-26 Listed $85,000 FSBO.com
• 2025-03-16 Rental Removed $1,075 RENTALBEAST
• 2025-02-14 Listed for Rent $1,075 RENTALBEAST
• 1995-05-05 Listed $32,500 MLS Technology, Inc.