4720 E 68th St #260 · Tulsa, OK 74136

$50,000

1 bd · 1.0 ba · 627 sqft · Condo public records · 62 Days on market

Built 1970 $185/mo HOA · 22% of rent

---

Why this score? — see what drove the B- 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 +29.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location for investment. Near shopping and entertainment. Property is sold as-is Bring all offers.

Key facts

• Community pool
• Private balcony
• Prime tulsa location

Tags

• PRIME TULSA LOCATION
• JENKS SCHOOL DISTRICT
• PRIVATE BALCONY
• COMMUNITY POOL
• COURTESY SECURITY PATROL

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with a monthly fee of $185; HOA covers structure maintenance, sewer, trash, and water; Community pool; Sidewalks in the community

Exterior

• Parking: Concrete driveway (on-site parking)
• Security: No safety shelter
• Utilities: Electricity available; Water available (public); Public sewer; Cable available
• Home design: Single-story; Faces west; Slab foundation
• Construction: Stucco construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Balcony; In-ground pool; Mature trees

Interior

• Kitchen: Kitchen with breakfast nook; Oven; Range; Stove; Dishwasher
• Bedrooms: Master bedroom with walk-in closet (first floor)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; Hall bath with bathtub (first floor)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $346 of loan paydown is wiped out by about $2k 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 62 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $50k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.72% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.72%
• DSCR: 1.66
• GRM: 4.9

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: 2.0%
• Equity multiple: 1.07×
• Total profit: $1,041
• Equity at exit: $7,455

10-year hold

• IRR: 8.6%
• Equity multiple: 1.57×
• Total profit: $7,963
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$21
• HOA: −$185
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $172

Break-even live

Break-even rent $641

Max offer price $50,000

Occupancy floor 75%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7110 S Granite Ave Tulsa, OK	2.0	1.0	675	$949	$1.41	1d	21	0.58mi
5808 E 71st St Tulsa, OK	1.0–2.0	1.0–2.0	800	$817	$1.02	1d	27	0.87mi
5202 E 81st St Tulsa, OK	1.0–3.0	1.0–2.0	1029	$969	$0.94	2d	38	1.35mi

HOA detail condo

• Monthly dues: $185 · $2,220/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-05-11
   price $50,000
3. 2026-04-21
   price $54,000
4. 2026-03-18
   listed $55,000 Active
5. 2019-06-28
   soldstatus $15,000 Closed 104-char remark

   Show marketing remark (104 chars)

   Great location for investment. Near shopping and entertainment. Property is sold as-is Bring all offers.

6. 2019-05-28
   status Pending 104-char remark

   Show marketing remark (104 chars)

   Great location for investment. Near shopping and entertainment. Property is sold as-is Bring all offers.

7. 2019-05-22
   listed $17,000 Active 104-char remark

   Show marketing remark (104 chars)

   Great location for investment. Near shopping and entertainment. Property is sold as-is Bring all offers.

8. 1999-10-15
   soldstatus $26,500
9. 1999-10-12
   soldstatus $26,500 175-char remark

   Show marketing remark (175 chars)

   NEW PAINT INSIDE, NEW ROOF, NEW CARPET, VERY CLEAN PLUMED FOR W/ D, BALCONY, DISHWASHER, REFG, RANGE, WALK-IN CLOSET, POOL, BILLS PAID EXCEPT ELECT, AGENT IS RELATED TO SELLER

10. 1999-08-28
    historical 175-char remark

    Show marketing remark (175 chars)

    NEW PAINT INSIDE, NEW ROOF, NEW CARPET, VERY CLEAN PLUMED FOR W/ D, BALCONY, DISHWASHER, REFG, RANGE, WALK-IN CLOSET, POOL, BILLS PAID EXCEPT ELECT, AGENT IS RELATED TO SELLER

11. 1999-06-09
    listed $29,400 175-char remark

    Show marketing remark (175 chars)

    NEW PAINT INSIDE, NEW ROOF, NEW CARPET, VERY CLEAN PLUMED FOR W/ D, BALCONY, DISHWASHER, REFG, RANGE, WALK-IN CLOSET, POOL, BILLS PAID EXCEPT ELECT, AGENT IS RELATED TO SELLER

12. 1985-11-01
    soldstatus $20,500

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $457 · $38/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 ≥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: $10,297
• − Mortgage interest: −$2,801
• − Property taxes: −$457
• − Insurance: −$250
• − Repairs & maintenance: −$824
• − Management: −$824
• − HOA: −$2,220
• − Depreciation: −$1,455
• Taxable income: $1,467
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $1,709/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
• 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

+143.9% since first listed

12 events — show timeline

• 2026-05-19 Pending — MLS Technology, Inc.
• 2026-05-11 Price Changed $50,000 MLS Technology, Inc.
• 2026-04-21 Price Changed $54,000 MLS Technology, Inc.
• 2026-03-18 Listed $55,000 MLS Technology, Inc.
• 2019-06-28 Sold (MLS) $15,000 MLS Technology, Inc.
• 2019-05-28 Pending — MLS Technology, Inc.
• 2019-05-22 Listed $17,000 MLS Technology, Inc.
• 1999-10-15 Sold (Public Records) $26,500 Public Records
• 1999-10-12 Sold (MLS) $26,500 MLS Technology, Inc.
• 1999-08-28 Listing Removed — MLS Technology, Inc.
• 1999-06-09 Listed $29,400 MLS Technology, Inc.
• 1985-11-01 Sold (Public Records) $20,500 Public Records

Property tax history

-1.5%/yr

Latest (2025): $457 · +9.3% YoY. Source: county tax records.