738 E 33rd St N · Tulsa, OK 74106

$86,500

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 62 Days on market

Built 1955 7,200 sqft lot Est $152k · 43% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Welcome home to this well-kept 4-bedroom, 2-bathroom property offering comfort, convenience, and plenty of space. The layout features a bright living area, functional kitchen, and four versatile bedrooms—perfect for everyday living, working from home, or hosting guests. Included are new heat and air system, refrigerator, washer, and dryer, giving you peace of mind and making move-in easy. Outside, you’ll love the large yard—ideal for outdoor activities, gardening, or simply enjoying extra room to spread out.

Key facts

• Functional kitchen
• Bright living area
• Large yard

Tags

• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN
• NEW HEAT AND AIR SYSTEM
• LARGE YARD

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Concrete driveway
• Security: Smoke detectors; No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered patio and porch; Porch; Chain link fencing; Mature trees on the lot

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bedrooms: Multiple first-floor bedrooms including a master bedroom with private bath; Additional bedrooms on the first floor
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms; First-floor hall bathroom with tub; First-floor master bathroom with shower-only
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Wood-framed windows; Laminate counters; Cable TV available; Gas oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room located on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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-.
• 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: Rents rising (+3.5%/yr); 137 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $1,569/mo this rent would consume 46% of the median local household income ($41k/yr) (locally 1055% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $598 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask has dropped $13k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $86k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $81,310 (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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.81% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.75%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $152,256
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 E 33rd St N	0.07mi	4/1.0	1,248 (0%)	3mo	$143,500	$115	94
3178 N Hartford Pl	0.09mi	4/2.0	1,150 (-8%)	4mo	$139,900	$122	75
3748 N Hartford Ave	0.48mi	4/2.0	1,200 (-4%)	6mo	$150,000	$125	62
3377 N Lansing Pl	0.25mi	3/1.0 (-1)	1,296 (+4%)	23mo	$190,000	$147	58
3113 N Kenosha Ave	0.24mi	3/1.0 (-1)	1,104 (-12%)	11mo	$90,000	$82	55
3921 N Garrison Ave	0.61mi	4/1.0	1,222 (-2%)	16mo	$50,000	$41	54
2813 N Iroquois Ave	0.48mi	3/2.0 (-1)	1,189 (-5%)	12mo	$221,000	$186	50
3758 N Hartford Ave	0.51mi	4/2.0	1,300 (+4%)	24mo	$160,000	$123	46
610 E 27th Pl N	0.61mi	3/2.0 (-1)	1,172 (-6%)	15mo	$139,900	$119	40
544 E 40th Pl N	0.72mi	3/1.0 (-1)	1,148 (-8%)	14mo	$140,000	$122	36
332 E 27th Pl N	0.74mi	4/3.0	1,360 (+9%)	10mo	$215,000	$158	34

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.35×
• Total profit: $32,772
• Equity at exit: $12,897

10-year hold

• IRR: 39.3%
• Equity multiple: 4.76×
• Total profit: $91,168
• Equity at exit: $7,479

Cash invested: $24,220 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$454
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $722

Break-even live

Break-even rent $656

Max offer price $86,500

Occupancy floor 49%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 N Hartford Pl Tulsa, OK	4.0	1.0	1176	$1,500	$1.28	3d	1	0.26mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	15d	1	1.11mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	23d	1	1.11mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	1d	1	1.32mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	1d	1	1.49mi

Listing history 19 events

1. 2026-06-13
   status $86,500 Pending 62 DOM
2. 2026-06-10
   days on market $86,500 Active 62 DOM
3. 2026-06-09
   days on market $86,500 Active 61 DOM
4. 2026-06-08
   days on market $86,500 Active 60 DOM
5. 2026-06-07
   days on market $86,500 Active 59 DOM
6. 2026-06-05
   days on market $86,500 Active 56 DOM
7. 2026-06-03
   days on market $86,500 Active 55 DOM
8. 2026-06-02
   days on market $86,500 Active 54 DOM
9. 2026-06-01
   days on market $86,500 Active 53 DOM
10. 2026-05-31
    days on market $86,500 Active 52 DOM
11. 2026-05-19
    price $90,000
12. 2026-05-06
    price $94,500
13. 2026-04-09
    listed $99,500 Active
14. 2026-02-17
    historical
15. 2026-01-13
    price $109,800
16. 2025-11-26
    price $114,800
17. 2025-11-19
    listed $120,000 Active
18. 1995-09-07
    soldstatus $25,500
19. 1995-08-30
    listed $19,900

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: +$437/yr (+$36/mo · 128.3%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,830
• − Mortgage interest: −$4,845
• − Property taxes: −$341
• − Insurance: −$432
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,516
• Taxable income: $7,682
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $6,815/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

+352.3% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $90,000 MLS Technology, Inc.
• 2026-05-06 Price Changed $94,500 MLS Technology, Inc.
• 2026-04-09 Listed $99,500 MLS Technology, Inc.
• 2026-02-17 Listing Removed — MLS Technology, Inc.
• 2026-01-13 Price Changed $109,800 MLS Technology, Inc.
• 2025-11-26 Price Changed $114,800 MLS Technology, Inc.
• 2025-11-19 Listed $120,000 MLS Technology, Inc.
• 1995-09-07 Sold (Public Records) $25,500 Public Records
• 1995-08-30 Listed $19,900 MLS Technology, Inc.

Property tax history

+1.0%/yr

Latest (2025): $341 · +8.6% YoY. Source: county tax records.