2746 S 116th EastAvenue · Tulsa, OK 74129

$120,000

2 bd · 1.0 ba · 1,021 sqft · SingleFamily public records · 1 Days on market

Built 1970 8,787 sqft lot Est $172k · 30% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.9/10.0
• 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

HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECEIVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW. FIRSTPRESTON. COM. BID OPENING DATE 05/11/2004. 422:240437

Key facts

• 8,787 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Built with brick and wood frame; Asphalt/fiberglass roof
• Exterior features: Porch; Chain link fencing

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Wood counters; Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 8.6% 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: 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: 71 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 33y 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 $55k; list at $120k implies a 118% gain — meaningful room to come down on a strong offer.

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 $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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $171,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11618 E 27th St	0.11mi	3/1.0 (+1)	980 (-4%)	2mo	$175,500	$179	82
2765 S 117th East EastAvenue	0.16mi	3/1.0 (+1)	1,052 (+3%)	1mo	$195,000	$185	82
2728 S 116th EastAvenue	0.05mi	3/1.5 (+1)	1,160 (+14%)	1mo	$190,000	$164	67
11804 E 28th St	0.22mi	3/1.5 (+1)	1,136 (+11%)	1mo	$178,000	$157	63
2141 S 120th East Ave	0.61mi	3/1.0 (+1)	1,040 (+2%)	1mo	$175,000	$168	62
2428 S 124th East Ave	0.60mi	3/1.0 (+1)	1,061 (+4%)	3mo	$125,000	$118	58
12520 E 25th St	0.63mi	3/1.0 (+1)	1,082 (+6%)	1mo	$155,000	$143	55
2403 S 124th EastAvenue	0.65mi	3/1.5 (+1)	1,068 (+5%)	3mo	$160,000	$150	52
11720 E 20th St	0.75mi	3/1.5 (+1)	962 (-6%)	4mo	$181,000	$188	46
2203 S 124th EastAvenue	0.72mi	3/1.5 (+1)	1,100 (+8%)	3mo	$185,000	$168	44
2509 S 126th East Ave	0.69mi	3/1.0 (+1)	876 (-14%)	2mo	$160,000	$183	38
12620 S 127th Ave E	0.73mi	3/1.0 (+1)	874 (-14%)	2mo	$86,500	$99	35

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,751
• Equity at exit: $17,892

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $14,801
• 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 74129

• Active inventory: 71
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$629
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $231

Break-even live

Break-even rent $1,022

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $299	-5% $265	+0% $231	+5% $197	+10% $163
Rent	-10% $127	-5% $179	+0% $231	+5% $283	+10% $334
Rate	-1.0pp $291	-0.5pp $261	base $231	+0.5pp $200	+1.0pp $168

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2756 S 114th East Ave Tulsa, OK	3.0	2.0	1120	$1,650	$1.47	25d	1	0.15mi
2444 S 121st East Ave Tulsa, OK	3.0	1.5	1168	$1,395	$1.19	25d	1	0.44mi
2319 S 119th East Ave Tulsa, OK	3.0	1.0	990	$1,365	$1.38	25d	1	0.49mi
10951 E 23rd St Unit 10967 Tulsa, OK	2.0	1.5	800	$1,149	$1.44	4d	1	0.51mi
10951 E 23rd St Unit 10967 D Tulsa, OK	1.0	1.5	767	$1,075	$1.40	25d	1	0.51mi
10951 E 23rd St Unit 10959 Tulsa, OK	2.0	1.5	767	$1,149	$1.50	25d	1	0.51mi
2140 S 109th East Ave Unit 2158A Tulsa, OK	1.0	1.0	864	$600	$0.69	25d	1	0.68mi
2140 S 109th East Ave Unit 2142C Tulsa, OK	2.0	1.5	1000	$895	$0.90	25d	1	0.68mi
12111 E 21st Pl Tulsa, OK	3.0	1.0	1199	$1,395	$1.16	22d	1	0.74mi
3311 S 126th East Ave Tulsa, OK	3.0	2.0	1395	$1,650	$1.18	25d	1	0.86mi
10149 E 32nd St Tulsa, OK	3.0	1.5	1140	$1,299	$1.14	25d	1	0.94mi
3038 S 101st East Ave Tulsa, OK	1.0–2.0	1.0–2.0	727	$900	$1.24	4d	1	0.96mi
10124 E 22nd St Tulsa, OK	3.0	2.0	1117	$1,350	$1.21	15d	1	0.98mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	25d	1	1.05mi
13102 E 30th St Tulsa, OK	3.0	2.0	1190	$1,395	$1.17	20d	1	1.05mi
9902 E 22nd Pl Tulsa, OK	3.0	2.5	1450	$1,475	$1.02	25d	1	1.07mi
1448 S 108th East Pl Tulsa, OK	2.0	1.0	982	$1,350	$1.37	17d	1	1.21mi
9730 E 33rd St Tulsa, OK	2.0	1.0–2.0	822	$1,154	$1.40	12d	2	1.23mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.5–2.0	975	$1,199	$1.23	22d	4	1.27mi
1801 S 132nd East Pl Tulsa, OK	2.0–3.0	1.0–2.0	950	$1,184	$1.25	3d	4	1.27mi
1645 S 101st East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1013	$1,624	$1.60	3d	35	1.38mi
1433 S 107th East Ave Tulsa, OK	1.0–3.0	1.0–1.5	840	$999	$1.19	20d	3	1.39mi
3218 S 93rd East Ave Tulsa, OK	1.0–2.0	1.0	732	$1,000	$1.37	25d	1	1.40mi
2336 S 137th East Ave Tulsa, OK	1.0–3.0	1.0–2.0	1080	$1,249	$1.16	3d	1	1.40mi
3208 S 137th East Ave Tulsa, OK	3.0	2.0	1367	$1,578	$1.15	4d	1	1.42mi
12525 E 41st St Tulsa, OK	1.0–2.0	1.0–2.0	775	$1,300	$1.68	22d	1	1.43mi

Listing history 11 events

1. 2026-05-26
   status Pending
2. 2026-05-26
   listed $120,000 Active
3. 2004-07-12
   soldstatus $55,000 248-char remark

   Show marketing remark (248 chars)

   HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECEIVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW. FIRSTPRESTON. COM. BID OPENING DATE 05/11/2004. 422:240437

4. 2004-05-11
   historical 248-char remark

   Show marketing remark (248 chars)

   HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECEIVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW. FIRSTPRESTON. COM. BID OPENING DATE 05/11/2004. 422:240437

5. 2004-05-06
   listed $51,000 248-char remark

   Show marketing remark (248 chars)

   HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECEIVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW. FIRSTPRESTON. COM. BID OPENING DATE 05/11/2004. 422:240437

6. 2000-05-31
   soldstatus $67,000
7. 2000-05-30
   soldstatus $66,900 188-char remark

   Show marketing remark (188 chars)

   DO NOT SHOW BEFORE 1 P. M. AS SHIFT WORKER. CALL TO SHOW, IF NO ANSWER, GO SHOW. COVERED PATIO, PRIV. FENCE, INGROUND POOL, BLUE HAVEN, 18'X36'- 8'DEEP. NEW FILTER, SELLER TO REPLACE PUMP.

8. 2000-04-15
   historical 188-char remark

   Show marketing remark (188 chars)

   DO NOT SHOW BEFORE 1 P. M. AS SHIFT WORKER. CALL TO SHOW, IF NO ANSWER, GO SHOW. COVERED PATIO, PRIV. FENCE, INGROUND POOL, BLUE HAVEN, 18'X36'- 8'DEEP. NEW FILTER, SELLER TO REPLACE PUMP.

9. 2000-03-29
   listed $64,900 188-char remark

   Show marketing remark (188 chars)

   DO NOT SHOW BEFORE 1 P. M. AS SHIFT WORKER. CALL TO SHOW, IF NO ANSWER, GO SHOW. COVERED PATIO, PRIV. FENCE, INGROUND POOL, BLUE HAVEN, 18'X36'- 8'DEEP. NEW FILTER, SELLER TO REPLACE PUMP.

10. 1993-12-20
    soldstatus $50,500
11. 1993-08-30
    listed $52,900

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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 7/10 Severe 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: $15,766
• − Mortgage interest: −$6,722
• − Property taxes: −$1,536
• − Insurance: −$600
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,491
• Taxable income: $894
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,553/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
• City population: 389,418
• Population (ZIP): 18,764

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Hispanic / Latino 34% Two or more races 18% Black 17% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 30% Other Asian/Pacific 1% Vietnamese 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: ▼ -169.31%
• Current HPI: 247.8904
• 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

+126.8% since first listed

11 events — show timeline

• 2026-05-26 Pending — MLS Technology, Inc.
• 2026-05-26 Listed $120,000 MLS Technology, Inc.
• 2004-07-12 Sold (MLS) $55,000 MLS Technology, Inc.
• 2004-05-11 Listing Removed — MLS Technology, Inc.
• 2004-05-06 Listed $51,000 MLS Technology, Inc.
• 2000-05-31 Sold (Public Records) $67,000 Public Records
• 2000-05-30 Sold (MLS) $66,900 MLS Technology, Inc.
• 2000-04-15 Listing Removed — MLS Technology, Inc.
• 2000-03-29 Listed $64,900 MLS Technology, Inc.
• 1993-12-20 Sold (Public Records) $50,500 Public Records
• 1993-08-30 Listed $52,900 MLS Technology, Inc.

Property tax history

+3.9%/yr

Latest (2025): $1,536 · +8.6% YoY. Source: county tax records.