6461 S 28th West Ave · Tulsa, OK 74132

$284,900

4 bd · 2.0 ba · 2,282 sqft · SingleFamily public records · 88 Days on market

Built 1993 9,136 sqft lot Est $308k · 8% 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 +15.3/30.0
• ARV discount +10.9/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This spacious and inviting home is designed with family living in mind and offers the perfect blend of comfort, functionality, and location. Featuring 4 bedrooms plus an office, 2 living areas, and 2 full baths with a convenient half bath, there is room for everyone to spread out and enjoy. The maintenance free vinyl siding and new roof is a plus. The bright and functional kitchen offers abundant cabinet space, a pantry, and a breakfast bar, making it ideal for busy mornings, homework time, or gathering with friends and family. Just off the kitchen and formal living room with a cozy fireplace is a dining area perfect for family dinners or entertaining. A separate family room/d

Key facts

• Bright kitchen
• Covered front porch
• Neighborhood park

Tags

• BRIGHT KITCHEN
• ABUNDANT CABINET SPACE
• SEPARATE FAMILY ROOM
• COVERED FRONT PORCH
• NEIGHBORHOOD PARK
• WALKING TRAILS

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; High-speed internet available; Fiber optic available
• Home design: Two-story home; Faces west; Slab foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Rain gutters; Mature trees on lot

Interior

• Kitchen: Gas range/oven/stove; Oven; Dishwasher; Disposal; Plumbed for ice maker; Gas water heater
• Bedrooms: Master bedroom with private bath (second level); Multiple additional bedrooms located on the second level; Office on the second level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (including master bath with double sink; second-level hall bath with bathtub); One half bathroom (first level)
• Heating & cooling: Central heating (gas) with multiple/zoned units; Central air conditioning with two units and zoned system
• Interior features: Ceiling fan(s); Laminate counters; Programmable thermostat; Storm door(s); Aluminum and vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (second level, inside)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $239k (16.2% below list).
• Recommended offer: $239k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% 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: 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.
• Zoned schools: Jenks West Es (math 46% / reading 35%, grade F, #98 of 845 statewide, top 12%, 1,998 students, 0% FRL); Jenks Ms (math 22% / reading 30%, grade F, #79 of 345 statewide, top 24%, 1,831 students, 0% FRL); Jenks Hs (math 40% / reading 49%, grade F, #15 of 447 statewide, top 4%, 3,547 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 88 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $90k; list at $285k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,685 (16.2% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $308,070
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 W 65th St	0.19mi	4/3.0	2,215 (-3%)	4mo	$285,000	$129	79
2736 W 67th St	0.22mi	3/2.0 (-1)	2,227 (-2%)	12mo	$300,000	$135	71
1804 W 64th St	0.56mi	4/2.0	2,179 (-4%)	0mo	$299,500	$137	66
2629 W 68th Pl S	0.45mi	4/2.0	2,458 (+8%)	1mo	$350,000	$142	65
2527 W 68th Pl S	0.51mi	3/2.5 (-1)	2,433 (+7%)	1mo	$349,000	$143	57
3039 W 69th Pl	0.56mi	4/3.0	2,132 (-7%)	10mo	$315,000	$148	51
2729 W 68th Pl S	0.44mi	4/2.5	2,565 (+12%)	14mo	$338,000	$132	46
1740 W 63rd St S	0.53mi	4/2.0	2,487 (+9%)	22mo	$278,000	$112	42
6137 S 35th West Ave	0.56mi	4/2.0	1,959 (-14%)	17mo	$182,500	$93	36
6914 S 30th WestAvenue	0.54mi	4/3.0	1,952 (-14%)	16mo	$305,000	$156	34
6924 S 32nd WestAvenue	0.58mi	4/2.5	2,602 (+14%)	20mo	$325,000	$125	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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-39,646
• Equity at exit: $42,480

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-26,346
• Equity at exit: $24,633

Cash invested: $79,772 (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 74132

• Home prices YoY: -34.7%
• Active inventory: 97
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,387 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $104

Break-even live

Break-even rent $2,256

Max offer price $284,900

Occupancy floor 91%

Sensitivity live

Price	-10% $265	-5% $184	+0% $104	+5% $23	+10% $-58
Rent	-10% $-85	-5% $9	+0% $104	+5% $198	+10% $292
Rate	-1.0pp $247	-0.5pp $176	base $104	+0.5pp $30	+1.0pp $-45

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2542 W 66th Pl Tulsa, OK	4.0	2.0	2200	$2,400	$1.09	25d	1	0.18mi
3401 Redbud Ln Tulsa, OK	3.0	2.5	1708	$2,250	$1.32	3d	5	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $284,900 Active 88 DOM
2. 2026-06-18
   days on market $284,900 Active 85 DOM
3. 2026-06-17
   days on market $284,900 Active 84 DOM
4. 2026-06-16
   days on market $284,900 Active 83 DOM
5. 2026-06-15
   days on market $284,900 Active 82 DOM
6. 2026-06-13
   days on market $284,900 Active 80 DOM
7. 2026-06-13
   days on market $284,900 Active 79 DOM
8. 2026-06-10
   days on market $284,900 Active 77 DOM
9. 2026-06-09
   days on market $284,900 Active 76 DOM
10. 2026-06-08
    days on market $284,900 Active 75 DOM
11. 2026-06-07
    days on market $284,900 Active 74 DOM
12. 2026-06-05
    days on market $284,900 Active 71 DOM
13. 2026-06-03
    days on market $284,900 Active 70 DOM
14. 2026-06-02
    days on market $284,900 Active 69 DOM
15. 2026-06-01
    days on market $284,900 Active 68 DOM
16. 2026-05-31
    days on market $284,900 Active 67 DOM
17. 2026-04-30
    price $284,900
18. 2026-03-28
    status Active
19. 2026-03-19
    status Pending
20. 2026-03-17
    listed $289,900 Active
21. 1993-11-22
    soldstatus $90,000

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $2,564 · $214/mo
• Expected delta: +$533/yr (+$44/mo · 26.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $28,642
• − Mortgage interest: −$15,959
• − Property taxes: −$2,031
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$8,288
• Taxable loss: −$3,643
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $2,118/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: 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
• City population: 389,418
• Population (ZIP): 10,629

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 (69%)
• Race & ethnicity: White 69% Two or more races 12% Hispanic / Latino 8% Native American 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, Philippines, China
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% 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: ▼ -129.74%
• Current HPI: 244.1502
• 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

+216.6% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $284,900 MLS Technology, Inc.
• 2026-03-28 Relisted — MLS Technology, Inc.
• 2026-03-19 Pending — MLS Technology, Inc.
• 2026-03-17 Listed $289,900 MLS Technology, Inc.
• 1993-11-22 Sold (Public Records) $90,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,031 · +4.2% YoY. Source: county tax records.