707 N 71st EastAvenue · Tulsa, OK 74114

$165,000

4 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 113 Days on market

Built 1952 8,496 sqft lot Est $175k · 6% 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 +27.0/30.0
• ARV discount +10.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom home w/ split bedroom plan, large master, updated bath, laminate flooring, new fixtures, vinyl windows. New hot water heater in 2013,inside laundry room, kitchen has great work space & many cabinets. Large fenced backyard .

Key facts

• Laminate flooring
• Abundant cabinetry
• Inside laundry room

Tags

• SPLIT-BEDROOM FLOOR PLAN
• UPDATED BATHROOM
• LAMINATE FLOORING
• ENERGY-EFFICIENT VINYL WINDOWS
• ABUNDANT CABINETRY
• INSIDE LAUNDRY ROOM

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Gutters noted as a community/feature

Exterior

• Parking:
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Year built (public records)
• Exterior features: Patio; Rain gutters; Chain link fencing; Shed(s); Mature trees

Interior

• Kitchen: Eat-in kitchen; Oven; Range; Stove; Dishwasher; Disposal
• Bedrooms: Master bedroom with walk-in closet (First floor); Additional bedrooms with walk-in closets (First floor) — three bedrooms listed
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with bathtub (First floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Laminate counters; Programmable thermostat; Electric oven connection
• Laundry & utility: Washer hookup; Utility room (inside, First floor)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+6.2%/yr); 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $58k; list at $165k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.13% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $174,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6710 E Independence Pl	0.25mi	4/1.0	1,212 (+7%)	2mo	$138,000	$114	74
6840 E King St	0.26mi	3/1.0 (-1)	1,173 (+4%)	4mo	$148,000	$126	73
6837 E King Pl	0.35mi	4/2.0	1,093 (-3%)	3mo	$175,000	$160	72
424 S 69th EastAvenue	0.60mi	3/1.0 (-1)	1,157 (+3%)	2mo	$160,000	$138	61
7821 E 3rd St	0.64mi	3/1.0 (-1)	1,170 (+4%)	1mo	$185,000	$158	59
1044 N 77th EastAvenue	0.49mi	4/1.0	1,248 (+11%)	2mo	$97,000	$78	58
7138 E King Pl	0.32mi	3/1.0 (-1)	996 (-12%)	4mo	$159,900	$161	58
806 N 78th EastAvenue	0.41mi	3/2.0 (-1)	1,225 (+9%)	4mo	$240,000	$196	54
9 S 69th EastAvenue	0.33mi	3/1.0 (-1)	968 (-14%)	4mo	$149,900	$155	53
524 N Norwood Ave	0.55mi	3/1.0 (-1)	1,006 (-11%)	2mo	$185,000	$184	50
7842 E Latimer Pl	0.61mi	3/1.0 (-1)	1,014 (-10%)	2mo	$115,000	$113	48
468 S 76th East EastAvenue	0.73mi	3/1.5 (-1)	1,236 (+10%)	2mo	$184,500	$149	41

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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $8,922
• Equity at exit: $24,602

10-year hold

• IRR: 16.9%
• Equity multiple: 2.58×
• Total profit: $73,038
• Equity at exit: $14,266

Cash invested: $46,200 (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 74114

• Rents YoY: 6.2%
• Active inventory: 142
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $462

Break-even live

Break-even rent $1,284

Max offer price $165,000

Occupancy floor 70%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 N Kingston Ave Tulsa, OK	4.0	1.0	1279	$1,350	$1.06	23d	1	1.00mi
5347 E 5th St Tulsa, OK	3.0	1.0	1181	$1,600	$1.35	23d	1	1.25mi

Listing history 26 events

1. 2026-06-18
   days on market $165,000 Active 113 DOM
2. 2026-06-17
   days on market $165,000 Active 112 DOM
3. 2026-06-16
   days on market $165,000 Active 111 DOM
4. 2026-06-15
   days on market $165,000 Active 110 DOM
5. 2026-06-13
   days on market $165,000 Active 108 DOM
6. 2026-06-10
   days on market $165,000 Active 105 DOM
7. 2026-06-09
   days on market $165,000 Active 104 DOM
8. 2026-06-08
   days on market $165,000 Active 103 DOM
9. 2026-06-07
   days on market $165,000 Active 102 DOM
10. 2026-06-05
    days on market $165,000 Active 99 DOM
11. 2026-06-03
    days on market $165,000 Active 98 DOM
12. 2026-06-02
    days on market $165,000 Active 97 DOM
13. 2026-06-01
    days on market $165,000 Active 96 DOM
14. 2026-05-31
    days on market $165,000 Active 95 DOM
15. 2026-02-25
    listed $165,000 Active
16. 2015-05-26
    soldstatus $58,100
17. 2015-05-22
    soldstatus $56,350 248-char remark

    Show marketing remark (248 chars)

    Spacious 4 bedroom home w/ split bedroom plan, large master, updated bath, laminate flooring, new fixtures, vinyl windows. New hot water heater in 2013,inside laundry room, kitchen has great work space & many cabinets. Large fenced backyard .

18. 2015-02-26
    listed $62,500 248-char remark

    Show marketing remark (248 chars)

    Spacious 4 bedroom home w/ split bedroom plan, large master, updated bath, laminate flooring, new fixtures, vinyl windows. New hot water heater in 2013,inside laundry room, kitchen has great work space & many cabinets. Large fenced backyard .

19. 2014-12-03
    historical
20. 2014-06-18
    listed $62,900
21. 2014-06-18
    historical
22. 2014-04-03
    listed $66,900
23. 1999-11-01
    soldstatus $51,000
24. 1999-10-25
    soldstatus $51,000
25. 1999-09-09
    historical
26. 1999-09-05
    listed $48,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$521/yr (+$43/mo · 54.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,424
• − Mortgage interest: −$9,243
• − Property taxes: −$964
• − Insurance: −$825
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$4,800
• Taxable income: $3,005
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $4,822/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): 15,944
• Household income: $98,222
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 200.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 6% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -386.32%
• Current HPI: 237.8036
• Rent YoY: ▲ 6.24%
• 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

+243.8% since first listed

12 events — show timeline

• 2026-02-25 Listed $165,000 MLS Technology, Inc.
• 2015-05-26 Sold (Public Records) $58,100 Public Records
• 2015-05-22 Sold (MLS) $56,350 MLS Technology, Inc.
• 2015-02-26 Listed $62,500 MLS Technology, Inc.
• 2014-12-03 Listing Removed — MLS Technology, Inc.
• 2014-06-18 Listing Removed — MLS Technology, Inc.
• 2014-06-18 Listed $62,900 MLS Technology, Inc.
• 2014-04-03 Listed $66,900 MLS Technology, Inc.
• 1999-11-01 Sold (Public Records) $51,000 Public Records
• 1999-10-25 Sold (MLS) $51,000 MLS Technology, Inc.
• 1999-09-09 Listing Removed — MLS Technology, Inc.
• 1999-09-05 Listed $48,000 MLS Technology, Inc.

Property tax history

+2.5%/yr

Latest (2025): $964 · +8.7% YoY. Source: county tax records.