8705 E 46th Pl · Tulsa, OK 74145

$130,000

3 bd · 1.5 ba · 1,186 sqft · SingleFamily public records · 5 Days on market

Built 1965 9,782 sqft lot Est $193k · 33% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.3/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

* * INVESTOR SPECIAL! * * - This * ONE-OWNER * classic Tulsa ranch-style home is situated just down the street from Regency Park, offering a fantastic opportunity for a fresh flip or an immediate addition to a landlord's rental portfolio. Features include 3 bedrooms, 2 bathrooms, a spacious living room, a functional eat-in kitchen layout with ample cabinetry, and a unique bonus storage closet equipped with built-in shelving and a utility sink (great for canning, crafting or a darkroom!). Outside you will find gutters, a large back yard, and a detached storage shed. Selling AS-IS. Bring your vision to unlock the serious equity this one-owner gem has to offer!

Key facts

• 9,782 sq ft lot
• 2 garage spots
• Built 1965

Tags

• CLASSIC TULSA RANCH-STYLE HOME
• FUNCTIONAL EAT-IN KITCHEN
• UNIQUE BONUS STORAGE CLOSET
• DETACHED STORAGE SHED

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached garage with storage; 2 garage spaces
• Security: Owned security system; No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; South-facing; Slab foundation
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Patio; Rain gutters; Full chain-link fencing

Interior

• Kitchen: Cooktop; Double oven; Oven; Range; Dishwasher; Disposal; Gas water heater
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet available; Wired for data; Laminate counters; Ventilation for improved indoor air quality; Aluminum window frames; Electric range connection
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.5% 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 fast (+6.7%/yr); 75 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $899 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $130,000

Questions for the listing agent

1. Built in 1965 — 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: 1.03% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $193,318
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4640 S 86th EastAvenue	0.09mi	3/2.0	1,200 (+1%)	5mo	$120,000	$100	88
4650 S 86th EastAvenue	0.10mi	3/2.0	1,291 (+9%)	1mo	$222,500	$172	78
4838 S 85th EastAvenue E	0.31mi	3/1.5	1,160 (-2%)	6mo	$139,900	$121	77
8715 E 46th Pl	0.02mi	3/2.0	1,352 (+14%)	13mo	$220,000	$163	62
4722 S 85th EastAvenue	0.19mi	3/2.0	1,340 (+13%)	6mo	$227,000	$169	62
8505 E 47th Pl	0.16mi	3/2.0	1,317 (+11%)	13mo	$215,000	$163	61
5031 S 88th EastAvenue	0.46mi	3/1.5	1,204 (+2%)	20mo	$189,000	$157	59
9412 E 40th Pl	0.72mi	3/2.0	1,226 (+3%)	2mo	$120,000	$98	58
9006 E 39th St	0.67mi	3/1.5	1,227 (+4%)	8mo	$220,000	$179	56
8510 E 47th Pl	0.18mi	3/2.0	1,358 (+14%)	21mo	$212,000	$156	48
3859 S 88th East Ave	0.67mi	3/2.0	1,290 (+9%)	11mo	$235,000	$182	43
3833 S 88th Pl	0.73mi	3/2.0	1,309 (+10%)	19mo	$210,000	$160	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 · 6.7% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-770
• Equity at exit: $19,383

10-year hold

• IRR: 12.5%
• Equity multiple: 2.14×
• Total profit: $41,628
• Equity at exit: $11,240

Cash invested: $36,400 (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 74145

• Rents YoY: 6.7%
• Active inventory: 75
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$682
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $238

Break-even live

Break-even rent $1,038

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $311	-5% $275	+0% $238	+5% $201	+10% $164
Rent	-10% $132	-5% $185	+0% $238	+5% $291	+10% $344
Rate	-1.0pp $303	-0.5pp $271	base $238	+0.5pp $204	+1.0pp $170

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4858 S 78th E Pl Tulsa, OK	1.0–2.0	1.0–2.5	958	$1,268	$1.32	4d	4	0.65mi
8181 E 41st St Tulsa, OK	2.0	1.0–2.0	680	$1,250	$1.84	24d	2	0.67mi
7643 E 51st St Tulsa, OK	1.0–2.0	1.0–2.0	775	$839	$1.08	4d	2	0.83mi
4974 S 76th East Ave Tulsa, OK	2.0	1.0–2.0	875	$989	$1.13	15d	3	0.95mi
6521 E 50th St Tulsa, OK	3.0	2.0	1420	$1,350	$0.95	4d	1	1.41mi
9730 E 33rd St Tulsa, OK	2.0	1.0–2.0	822	$1,154	$1.40	12d	2	1.43mi
3218 S 93rd East Ave Tulsa, OK	1.0–2.0	1.0	732	$1,000	$1.37	24d	1	1.44mi

Listing history 3 events

1. 2026-06-01
   status $130,000 Pending 5 DOM
2. 2026-05-31
   days on market $130,000 Active 5 DOM
3. 2026-05-26
   listed $130,000 Active

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$159/yr (+$13/mo · 15.7%)

ⓘ 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: $16,072
• − Mortgage interest: −$7,282
• − Property taxes: −$1,011
• − Insurance: −$650
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,782
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,669/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): 18,196
• Household income: $58,706
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 566.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 25% Two or more races 18% Black 12% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 76% English-only · Spanish 18% Arabic 1% 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: ▼ -168.71%
• Current HPI: 236.7578
• Rent YoY: ▲ 6.70%
• 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

1 event — show timeline

• 2026-05-26 Listed $130,000 MLS Technology, Inc.

Property tax history

+0.4%/yr

Latest (2025): $1,011 · +3.5% YoY. Source: county tax records.