7347 S Yale Ave Unit A7347 · Tulsa, OK 74136

$120,000

2 bd · 2.5 ba · 1,359 sqft · Condo public records · 8 Days on market

Built 1970 $247/mo HOA · 19% of rent

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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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL! Charmingly updated condo in a prime location near 71st & Yale. Conveniently situated close to Saint Francis Medical Plaza and I?44, this well-maintained home features new carpet in the bedrooms and fresh paint throughout. The thoughtful floor plan includes a private fenced patio perfect for relaxing or entertaining. Both bedrooms are located upstairs, each with its own private bathroom. Enjoy a spacious formal living room with a cozy fireplace, plus many additional features that make this home truly stand out.

Key facts

• Private fenced patio
• Formal living room
• Cozy fireplace

Tags

• PRIVATE FENCED PATIO
• FORMAL LIVING ROOM
• COZY FIREPLACE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee; Association fee covers structure maintenance, sewer, trash, and water; Community clubhouse and pool; Gated/guard presence; Pets allowed in association; Sidewalks in the community

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: 2 stories; Faces north; Slab foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered balcony; Patio; Porch; Shed(s); Privacy fencing; Mature trees

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Garbage disposal; Electric water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning; Has heating; Has cooling; Wood-burning fireplace (1)
• Interior features: High ceilings; Vaulted ceilings; Ceiling fan(s); High speed internet; Cable TV; Wired for data; Laminate counters; Aluminum frame windows; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $50 ($603/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 6.8% 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-.
• 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.
• Zoned schools: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 173 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.10% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 7.5

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-19,071
• Equity at exit: $17,892

10-year hold

• IRR: -13.7%
• Equity multiple: 0.30×
• Total profit: $-23,550
• Equity at exit: $10,375

Cash invested: $33,600 (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: 173
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$629
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$50
• HOA: −$247
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $50

Break-even live

Break-even rent $1,262

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $118	-5% $84	+0% $50	+5% $16	+10% $-18
Rent	-10% $-55	-5% $-2	+0% $50	+5% $103	+10% $155
Rate	-1.0pp $111	-0.5pp $81	base $50	+0.5pp $19	+1.0pp $-13

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7129 S Braden Ave Tulsa, OK	3.0	2.5	1710	$1,800	$1.05	3d	1	0.26mi
5808 E 71st St Tulsa, OK	1.0–2.0	1.0–2.0	800	$1,061	$1.33	3d	27	0.65mi
4614 E 68th St Unit Labs Tulsa, OK	3.0	2.5	1402	$1,480	$1.06	13d	1	0.70mi
5202 E 81st St Tulsa, OK	1.0–3.0	1.0–2.0	1029	$1,340	$1.30	4d	38	0.71mi
6806 S Toledo Ave Tulsa, OK	2.0	2.0	875	$1,150	$1.31	23d	1	0.72mi
4426 E 68th St Tulsa, OK	3.0	2.0	1460	$1,750	$1.20	25d	1	0.76mi
4329 E 68th St #507 Tulsa, OK	2.0	1.0	910	$1,025	$1.13	25d	1	0.78mi
6717 S Richmond Ave #637 Tulsa, OK	2.0	1.0	910	$950	$1.04	25d	1	0.83mi
7902 S Sheridan Rd Tulsa, OK	1.0–2.0	1.0–2.0	837	$1,199	$1.43	13d	3	1.03mi
8130 S Lakewood Pl Tulsa, OK	1.0–2.0	1.0–2.0	796	$1,419	$1.78	3d	7	1.15mi
5516 E 61st Pl Tulsa, OK	3.0	2.0	1813	$1,425	$0.79	23d	1	1.27mi

HOA detail condo

• Monthly dues: $247 · $2,964/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   listed $120,000 Active
3. 2026-02-23
   soldstatus $50,000
4. 1999-03-19
   soldstatus $45,000
5. 1997-10-30
   soldstatus $38,000
6. 1990-05-01
   soldstatus $32,000

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$229/yr (+$19/mo · 26.9%)

ⓘ 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 · 16 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: $15,910
• − Mortgage interest: −$6,722
• − Property taxes: −$851
• − Insurance: −$600
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − HOA: −$2,964
• − Depreciation: −$3,491
• Taxable loss: −$1,263
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $906/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): 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

+275.0% since first listed

6 events — show timeline

• 2026-04-17 Pending — MLS Technology, Inc.
• 2026-04-09 Listed $120,000 MLS Technology, Inc.
• 2026-02-23 Sold (Public Records) $50,000 Public Records
• 1999-03-19 Sold (Public Records) $45,000 Public Records
• 1997-10-30 Sold (Public Records) $38,000 Public Records
• 1990-05-01 Sold (Public Records) $32,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $851 · +8.5% YoY. Source: county tax records.