8909 E 33rd Pl · Tulsa, OK 74145

$174,900

3 bd · 1.5 ba · 1,434 sqft · SingleFamily public records · 17 Days on market

Built 1964 9,315 sqft lot Est $192k · 9% 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 +13.8/30.0
• ARV discount +11.5/15.0
• DSCR +4.2/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PC343 EXTERIOR PAINTED 8/99, NEW WALLPAPER IN KITCHEN, MINI BLINDS AND VERTICALS, CEILING FANS undefined

Key facts

• 9,315 sq ft lot
• 2 garage spots
• Built 1964

Property features AI

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 south; Slab foundation
• Construction: Brick veneer, vinyl siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Full fencing; No other exterior features specified

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; No additional interior features specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $15 ($179/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 $146k (16.7% below list).
• Recommended offer: $146k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 11d 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 $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

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $75k; list at $175k implies a 133% 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 $145,692 (16.7% 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: 0.83% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $192,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9057 E 33rd St	0.20mi	3/2.0	1,376 (-4%)	2mo	$215,000	$156	80
3216 S 82nd EastAvenue	0.51mi	3/2.0	1,416 (-1%)	7mo	$175,000	$124	66
8122 E 31st Pl S	0.53mi	3/2.0	1,490 (+4%)	3mo	$215,000	$144	64
3401 S 93rd East Ave	0.22mi	4/2.0 (+1)	1,604 (+12%)	2mo	$228,000	$142	61
8227 E 38th St	0.55mi	3/1.5	1,561 (+9%)	1mo	$210,000	$135	59
3112 S 88th East Ave	0.26mi	3/2.0	1,644 (+15%)	6mo	$215,000	$131	56
8561 E 38th St	0.43mi	4/2.0 (+1)	1,587 (+11%)	1mo	$110,000	$69	55
8636 E 28th Pl	0.54mi	4/2.0 (+1)	1,501 (+5%)	8mo	$151,000	$101	53
3824 S 82nd EastAvenue	0.63mi	3/1.5	1,548 (+8%)	6mo	$142,000	$92	52
3811 S 88th EastPlace	0.45mi	3/2.0	1,637 (+14%)	2mo	$220,000	$134	51
9006 E 39th St	0.57mi	3/1.5	1,227 (-14%)	8mo	$220,000	$179	42
9412 E 40th Pl	0.75mi	3/2.0	1,226 (-14%)	2mo	$120,000	$98	38

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-21,790
• Equity at exit: $26,078

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $7,067
• Equity at exit: $15,122

Cash invested: $48,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$917
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $15

Break-even live

Break-even rent $1,438

Max offer price $174,900

Occupancy floor 94%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9730 E 33rd St Tulsa, OK	2.0	1.0–2.0	822	$1,154	$1.40	11d	2	0.54mi
3038 S 101st East Ave Tulsa, OK	1.0–2.0	1.0–2.0	727	$900	$1.24	2d	1	0.78mi
10149 E 32nd St Tulsa, OK	3.0	1.5	1140	$1,299	$1.14	23d	1	0.81mi
8323 E 24th St Tulsa, OK	3.0	2.0	1300	$1,350	$1.04	2d	1	0.95mi
9902 E 22nd Pl Tulsa, OK	3.0	2.5	1450	$1,475	$1.02	23d	1	1.23mi
10124 E 22nd St Tulsa, OK	3.0	2.0	1117	$1,350	$1.21	14d	1	1.35mi
7610 E 21st Pl Tulsa, OK	3.0	1.5	1136	$1,695	$1.49	3d	1	1.47mi

Listing history 11 events

1. 2026-06-15
   days on market $174,900 Active 17 DOM
2. 2026-06-13
   days on market $174,900 Active 15 DOM
3. 2026-06-10
   days on market $174,900 Active 12 DOM
4. 2026-06-09
   days on market $174,900 Active 11 DOM
5. 2026-06-08
   days on market $174,900 Active 10 DOM
6. 2026-06-07
   days on market $174,900 Active 9 DOM
7. 2026-06-05
   pricedays on market $174,900 Active 6 DOM
8. 2026-06-03
   days on market $179,900 Active 5 DOM
9. 2026-06-02
   days on market $179,900 Active 4 DOM
10. 2026-06-01
    days on market $179,900 Active 3 DOM
11. 2026-05-31
    days on market $179,900 Active 2 DOM

ⓘ 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: $1,752 · $146/mo
• Projected year-2 tax: $1,752 · $146/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 (shaded) · 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: $17,483
• − Mortgage interest: −$9,797
• − Property taxes: −$1,752
• − Insurance: −$874
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$5,088
• Taxable loss: −$2,826
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $857/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

+109.4% since first listed

5 events — show timeline

• 2026-05-29 Listed $179,900 MLS Technology, Inc.
• 2000-07-24 Sold (Public Records) $75,000 Public Records
• 2000-07-17 Sold (MLS) $75,000 MLS Technology, Inc.
• 2000-06-21 Listing Removed — MLS Technology, Inc.
• 2000-03-16 Listed $85,900 MLS Technology, Inc.

Property tax history

+2.0%/yr

Latest (2025): $1,752 · +6.7% YoY. Source: county tax records.