5904 E 7th St · Tulsa, OK 74112

$99,900

3 bd · 1.0 ba · 1,825 sqft · SingleFamily public records · 63 Days on market

Built 1940 0.31 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this home in Glenhaven, just east of White city. Home sits on a large corner lot. Front living room, Kitchen with Eat in Nook. Back patio, Side patio, and front porch. Mature trees. Home has an add on that provides additional Second living Den space. With some TLC you can make this home your own.

Key facts

• Large corner lot
• Front porch
• Back patio

Tags

• LARGE CORNER LOT
• BACK PATIO
• SIDE PATIO
• FRONT PORCH
• MATURE TREES
• SECOND LIVING DEN SPACE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Slab foundation
• Construction: Brick and wood-frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered patio and porch; Porch; Partial fencing; Corner lot; Property faces north

Interior

• Kitchen: Range / Stove
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Aluminum-framed windows; Laminate counters; Other interior features; Carpet, tile, and vinyl flooring; Gas fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 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 (+4.7%/yr); 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $691 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 + 4.7% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y 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 $56k; list at $100k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1940 — 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: 1.46% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $240,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5915 E 5 Th St	0.27mi	3/2.0	1,812 (-1%)	10mo	$240,000	$132	74
5424 E 7th St	0.27mi	3/1.0	1,614 (-12%)	2mo	$175,000	$108	67
5733 E 4th St	0.48mi	4/2.0 (+1)	1,720 (-6%)	1mo	$255,000	$148	58
5403 E 7th St	0.32mi	2/2.0 (-1)	2,067 (+13%)	1mo	$395,000	$191	54
1231 S Yale Ave	0.73mi	3/1.0	1,630 (-11%)	3mo	$112,500	$69	46
5018 E 3rd St	0.68mi	2/2.0 (-1)	1,944 (+6%)	5mo	$290,000	$149	44
1223 S Canton Ave	0.56mi	3/1.5	1,609 (-12%)	11mo	$199,000	$124	43
1247 S Darlington Ave	0.56mi	4/2.0 (+1)	1,677 (-8%)	11mo	$249,000	$148	42
1222 S Braden Ave	0.64mi	3/2.0	1,652 (-10%)	10mo	$278,000	$168	42
1210 S Fulton Ave	0.43mi	3/2.0	2,066 (+13%)	16mo	$125,000	$61	41
5334 E 3rd St	0.59mi	3/2.0	1,564 (-14%)	6mo	$205,000	$131	40
247 S 67th East Ave	0.70mi	2/1.0 (-1)	2,086 (+14%)	3mo	$137,000	$66	36

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.58×
• Total profit: $16,093
• Equity at exit: $14,895

10-year hold

• IRR: 24.2%
• Equity multiple: 3.26×
• Total profit: $63,309
• Equity at exit: $8,638

Cash invested: $27,972 (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 74112

• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $466

Break-even live

Break-even rent $872

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $522	-5% $494	+0% $466	+5% $438	+10% $409
Rent	-10% $350	-5% $408	+0% $466	+5% $524	+10% $581
Rate	-1.0pp $516	-0.5pp $491	base $466	+0.5pp $440	+1.0pp $414

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6907 E 4th Pl Tulsa, OK	3.0	1.0	1900	$675	$0.36	13d	1	0.73mi
1150 S Marion Ave Tulsa, OK	3.0	2.5	1800	$2,300	$1.28	25d	1	1.37mi
3531 E 4th St Tulsa, OK	3.0	2.0	1652	$1,745	$1.06	25d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $99,900 Active 63 DOM
2. 2026-06-17
   days on market $99,900 Active 62 DOM
3. 2026-06-16
   days on market $99,900 Active 61 DOM
4. 2026-06-15
   days on market $99,900 Active 60 DOM
5. 2026-06-13
   days on market $99,900 Active 58 DOM
6. 2026-06-10
   days on market $99,900 Active 55 DOM
7. 2026-06-09
   days on market $99,900 Active 54 DOM
8. 2026-06-08
   days on market $99,900 Active 53 DOM
9. 2026-06-07
   days on market $99,900 Active 52 DOM
10. 2026-06-05
    days on market $99,900 Active 49 DOM
11. 2026-06-03
    days on market $99,900 Active 48 DOM
12. 2026-06-02
    days on market $99,900 Active 47 DOM
13. 2026-06-01
    days on market $99,900 Active 46 DOM
14. 2026-05-31
    days on market $99,900 Active 45 DOM
15. 2026-04-16
    listed $99,900 Active
16. 2026-04-13
    historical
17. 2026-03-30
    listed $99,900 Active
18. 2026-03-30
    historical
19. 2026-02-27
    price $109,900
20. 2026-01-14
    price $119,900
21. 2025-09-18
    price $134,900
22. 2025-08-07
    listed $144,900 Active
23. 1993-12-30
    soldstatus $55,500
24. 1993-04-23
    listed $59,950
25. 1989-06-05
    soldstatus $40,000

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,481 · $123/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $17,541
• − Mortgage interest: −$5,596
• − Property taxes: −$1,481
• − Insurance: −$500
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$2,906
• Taxable income: $4,252
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $4,570/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): 21,386
• Household income: $58,951
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 755.0

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 0.64)
• Race & ethnicity: White 56% Hispanic / Latino 20% Two or more races 16% Black 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 15% Other Asian/Pacific 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: ▼ -207.46%
• Current HPI: 271.3292
• Rent YoY: ▲ 4.73%
• 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

+149.8% since first listed

11 events — show timeline

• 2026-04-16 Listed $99,900 MLS Technology, Inc.
• 2026-04-13 Listing Removed — MLS Technology, Inc.
• 2026-03-30 Listing Removed — MLS Technology, Inc.
• 2026-03-30 Listed $99,900 MLS Technology, Inc.
• 2026-02-27 Price Changed $109,900 MLS Technology, Inc.
• 2026-01-14 Price Changed $119,900 MLS Technology, Inc.
• 2025-09-18 Price Changed $134,900 MLS Technology, Inc.
• 2025-08-07 Listed $144,900 MLS Technology, Inc.
• 1993-12-30 Sold (Public Records) $55,500 Public Records
• 1993-04-23 Listed $59,950 MLS Technology, Inc.
• 1989-06-05 Sold (Public Records) $40,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,481 · +8.6% YoY. Source: county tax records.