5962 E 36th St S · Tulsa, OK 74135

$179,000

3 bd · 2.0 ba · 1,826 sqft · SingleFamily public records · 3 Days on market

Built 1964 10,400 sqft lot Est $248k · 28% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double Door Front Entry with separate formal living & dining. Great updated kitchen, inside utility, and family room. New roof before closing. Beautiful night view of Tulsa. Covered Patio

Key facts

• Full renovation
• Quiet neighborhood
• 0.24 acre lot

Tags

• FULL RENOVATION
• QUIET NEIGHBORHOOD
• CENTRALLY LOCATED OPPORTUNITY

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: No notable exterior features listed; North-facing

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Freezer
• Flooring: Plywood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum-framed windows; Laminate counters; Gas range and gas oven connections
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (10.7% below list).
• Recommended offer: $160k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 rising (+2.5%/yr); 117 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 ($63k/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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $112k; list at $179k implies a 60% 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 $159,772 (10.7% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $248,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5962 E 36th St S	0.00mi	3/2.0	1,826 (0%)	0mo	$160,000	$88	100
5355 E 30th St	0.70mi	3/2.0	1,832 (+0%)	0mo	$195,000	$106	67
3250 S Fulton Ave	0.40mi	3/1.0	1,940 (+6%)	1mo	$170,000	$88	66
3524 S Lakewood Ave	0.05mi	4/2.5 (+1)	2,048 (+12%)	5mo	$266,125	$130	66
3027 S Joplin Ave	0.59mi	3/1.5	1,783 (-2%)	2mo	$264,000	$148	65
3913 S Granite Ave	0.37mi	3/2.0	1,998 (+9%)	5mo	$247,500	$124	63
5508 E 38th St	0.38mi	3/2.5	1,699 (-7%)	7mo	$290,000	$171	62
5336 E 36th St	0.41mi	3/2.5	2,067 (+13%)	4mo	$193,000	$93	54
3267 S Erie Ave	0.45mi	3/2.0	1,576 (-14%)	6mo	$307,000	$195	51
3224 S Darlington Ave	0.64mi	3/2.0	1,623 (-11%)	7mo	$290,000	$179	46
5153 E 30th Pl	0.75mi	3/2.0	1,622 (-11%)	3mo	$275,000	$170	44
5157 E 30th Pl	0.74mi	3/2.0	1,552 (-15%)	5mo	$210,525	$136	37

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-24,394
• Equity at exit: $26,689

10-year hold

• IRR: -5.5%
• Equity multiple: 0.65×
• Total profit: $-17,558
• Equity at exit: $15,477

Cash invested: $50,120 (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 74135

• Rents YoY: 2.5%
• Active inventory: 117
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$939
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $85

Break-even live

Break-even rent $1,490

Max offer price $179,000

Occupancy floor 90%

Sensitivity live

Price	-10% $186	-5% $136	+0% $85	+5% $35	+10% $-16
Rent	-10% $-41	-5% $22	+0% $85	+5% $148	+10% $211
Rate	-1.0pp $175	-0.5pp $131	base $85	+0.5pp $39	+1.0pp $-8

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3257 S Hudson Ave Unit 3257 Tulsa, OK	2.0	2.0	1350	$1,295	$0.96	5d	1	0.31mi
2923 S Irvington Ave Tulsa, OK	4.0	2.5	1786	$1,750	$0.98	3d	1	0.60mi
3519 S Sandusky Ave Tulsa, OK	3.0	2.0	1547	$1,750	$1.13	25d	1	1.05mi
3519 S Sandusky Ave Tulsa, OK	3.0	2.0	1547	$1,750	$1.13	13d	1	1.05mi
3701 S Richmond Ave Tulsa, OK	4.0	2.0	1252	$2,195	$1.75	13d	1	1.08mi
6828 E 47th St Tulsa, OK	3.0	2.0	1880	$1,795	$0.95	25d	1	1.21mi
4511 E 45th St Tulsa, OK	3.0	1.5	1277	$1,595	$1.25	25d	1	1.34mi
3915 E 38th St Tulsa, OK	3.0	2.0	1336	$1,200	$0.90	12d	1	1.36mi
6521 E 50th St Tulsa, OK	3.0	2.0	1420	$1,350	$0.95	4d	1	1.44mi
4540 E 49th St Tulsa, OK	3.0	2.0	1484	$1,495	$1.01	21d	1	1.49mi
4540 E 49th St Tulsa, OK	3.0	2.0	1484	$1,495	$1.01	25d	1	1.49mi

Listing history 11 events

1. 2026-05-08
   status Pending
2. 2026-05-05
   listed $179,000 Active
3. 2004-07-13
   soldstatus $112,000
4. 2004-07-07
   soldstatus $112,000 193-char remark

   Show marketing remark (193 chars)

   Double Door Front Entry with separate formal living & dining. Great updated kitchen, inside utility, and family room. New roof before closing. Beautiful night view of Tulsa. Covered Patio

5. 2004-06-24
   historical 193-char remark

   Show marketing remark (193 chars)

   Double Door Front Entry with separate formal living & dining. Great updated kitchen, inside utility, and family room. New roof before closing. Beautiful night view of Tulsa. Covered Patio

6. 2004-03-17
   listed $118,500 193-char remark

   Show marketing remark (193 chars)

   Double Door Front Entry with separate formal living & dining. Great updated kitchen, inside utility, and family room. New roof before closing. Beautiful night view of Tulsa. Covered Patio

7. 1998-08-06
   soldstatus $91,500
8. 1998-07-31
   soldstatus $91,250 206-char remark

   Show marketing remark (206 chars)

   CUSTOM ALL BRICK. QUIET STREET. UPDATED KIT. REPLCD '97/98 HI-EFFICIENCY H/A, PAINT IN/OUT. GAR. DR. REPLACED D/W & MICROWAVE. COV'D PATIO & PORCH. EOHD, ATTIC FAN. , SEC. SYSTEM(NOT ACTIVATED).

9. 1998-06-24
   historical 206-char remark

   Show marketing remark (206 chars)

   CUSTOM ALL BRICK. QUIET STREET. UPDATED KIT. REPLCD '97/98 HI-EFFICIENCY H/A, PAINT IN/OUT. GAR. DR. REPLACED D/W & MICROWAVE. COV'D PATIO & PORCH. EOHD, ATTIC FAN. , SEC. SYSTEM(NOT ACTIVATED).

10. 1998-05-07
    listed $99,500 206-char remark

    Show marketing remark (206 chars)

    CUSTOM ALL BRICK. QUIET STREET. UPDATED KIT. REPLCD '97/98 HI-EFFICIENCY H/A, PAINT IN/OUT. GAR. DR. REPLACED D/W & MICROWAVE. COV'D PATIO & PORCH. EOHD, ATTIC FAN. , SEC. SYSTEM(NOT ACTIVATED).

11. 1985-11-01
    soldstatus $86,000

ⓘ 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: $1,965 · $164/mo
• Projected year-2 tax: $1,965 · $164/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 ≥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: $19,173
• − Mortgage interest: −$10,027
• − Property taxes: −$1,965
• − Insurance: −$895
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$5,207
• Taxable loss: −$1,989
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,499/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): 20,138
• Household income: $62,694
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1348.0

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 0.55)
• Race & ethnicity: White 66% Two or more races 14% Hispanic / Latino 9% Black 7% Native American 5% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% Arabic 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: ▼ -222.51%
• Current HPI: 251.5917
• Rent YoY: ▲ 2.50%
• 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

+108.1% since first listed

11 events — show timeline

• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-05-05 Listed $179,000 MLS Technology, Inc.
• 2004-07-13 Sold (Public Records) $112,000 Public Records
• 2004-07-07 Sold (MLS) $112,000 MLS Technology, Inc.
• 2004-06-24 Listing Removed — MLS Technology, Inc.
• 2004-03-17 Listed $118,500 MLS Technology, Inc.
• 1998-08-06 Sold (Public Records) $91,500 Public Records
• 1998-07-31 Sold (MLS) $91,250 MLS Technology, Inc.
• 1998-06-24 Listing Removed — MLS Technology, Inc.
• 1998-05-07 Listed $99,500 MLS Technology, Inc.
• 1985-11-01 Sold (Public Records) $86,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,965 · +3.5% YoY. Source: county tax records.