6639 S Victor Ave Unit G211 · Tulsa, OK 74136

$35,000

2 bd · 2.0 ba · 1,080 sqft · Condo · 18 Days on market

Built 1983 $291/mo HOA · 29% of rent ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated condo with 2 bedrooms and 2 full bathrooms. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. An excellent cash-flowing investment property, currently rented for $900 monthly.

Key facts

• Clubhouse
• Open concept design
• Pool

Tags

• OPEN CONCEPT DESIGN
• FIREPLACE
• LOFT STYLE BEDROOM
• EN-SUITE BATHROOM
• POOL
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with a monthly fee of $291; Association fee includes maintenance of structure, sewer, trash, and water; Community amenities include business center, clubhouse, pool, and parking

Exterior

• Parking: 1-car garage; Covered carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; High speed internet available; Cable available; Phone available
• Home design: Single-story; Faces east; Slab foundation
• Construction: HardiPlank and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered patio; Privacy fencing

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl window features; Laminate flooring; Laminate counters; Cable TV; Programmable thermostat; Electric oven/range connection; Disposal; Electric water heater
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $35k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 flat; 172 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $242 of loan paydown is wiped out by about $1k 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 + 0.7% rent growth), your $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y ago; this cycle's ask has dropped $20k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.86% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.51%
• DSCR: 2.40
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 1.89×
• Total profit: $8,688
• Equity at exit: $5,219

10-year hold

• IRR: 28.3%
• Equity multiple: 3.12×
• Total profit: $20,734
• Equity at exit: $3,026

Cash invested: $9,800 (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 74136

• Home prices YoY: -31.4%
• Rents YoY: 0.7%
• Active inventory: 172
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$291
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $257

Break-even live

Break-even rent $675

Max offer price $35,000

Occupancy floor 69%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6639 S Victor Ave Unit G203 Tulsa, OK	1.0	1.0	800	$850	$1.06	23d	1	0.02mi
6639 S Victor Ave Unit G208 Tulsa, OK	1.0	1.0	800	$850	$1.06	16d	1	0.02mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$1,100	$1.58	21d	3	0.05mi
6630 S Zunis Ave Tulsa, OK	1.0–3.0	1.0–2.0	1000	$1,044	$1.04	1d	12	0.20mi
6732 S Lewis Ave #313 Tulsa, OK	2.0	2.0	1350	$1,400	$1.04	3d	1	0.39mi
6760 S Trenton Pl Tulsa, OK	1.0	1.0	700	$745	$1.06	23d	1	0.40mi
6760 S Trenton Pl Tulsa, OK	2.0	2.0	900	$900	$1.00	10d	1	0.40mi
6805 S Lewis Ave Tulsa, OK	2.0	1.5–2.0	1200	$1,174	$0.98	2d	4	0.45mi
6135 S Troost Ave Unit 6135 Tulsa, OK	2.0	2.0	1150	$1,125	$0.98	23d	1	0.49mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$1,062	$1.52	1d	37	0.51mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	23d	1	0.56mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$1,100	$1.54	11d	2	0.63mi
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$926	$1.14	2d	4	0.69mi
1514 E 73rd Pl Tulsa, OK	3.0	2.0	1461	$1,450	$0.99	10d	1	0.69mi
7901 Riverside Pkwy Tulsa, OK	2.0	2.0	950	$884	$0.93	3d	16	0.78mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$1,199	$1.52	3d	4	0.80mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$1,051	$1.50	3d	14	0.83mi
6345 S Madison Pl Unit 1 Tulsa, OK	3.0	2.0	1080	$1,100	$1.02	3d	1	0.85mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$1,069	$1.35	3d	4	0.93mi
6119 S Madison Pl Tulsa, OK	3.0	2.0	1214	$1,550	$1.28	10d	1	0.95mi
1320 E 58th St Tulsa, OK	1.0	1.0	980	$1,200	$1.22	21d	1	0.97mi
910 E 61st St Tulsa, OK	1.0	1.0	700	$926	$1.32	3d	1	1.01mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.07mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	3d	1	1.09mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.13mi
1037 E 57th Pl #5 Tulsa, OK	1.0	1.5	1088	$1,100	$1.01	23d	1	1.17mi
7803 S Wheeling Ave Tulsa, OK	1.0–2.0	1.0–2.0	800	$849	$1.06	23d	10	1.18mi
5270 S Lewis Ave Tulsa, OK	2.0	2.0	1050	$950	$0.90	23d	8	1.46mi
5151 S Utica Ave Tulsa, OK	1.0–2.0	1.0	799	$838	$1.05	1d	1	1.46mi

HOA detail condo

• Monthly dues: $291 · $3,492/yr
• Likely covers: watersewertrashlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $35,000 Active 18 DOM
2. 2026-06-17
   days on market $35,000 Active 17 DOM
3. 2026-06-16
   days on market $35,000 Active 16 DOM
4. 2026-06-15
   pricestatus $35,000 Active 15 DOM
5. 2026-05-15
   status Pending
6. 2026-04-30
   listed $55,000 Active
7. 2023-04-06
   soldstatus $60,000 Closed 453-char remark

   Show marketing remark (453 chars)

   Updated condo with 2 bedrooms and 2 full bathrooms. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. An excellent cash-flowing investment property, currently rented for $900 monthly.

8. 2023-02-23
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Updated condo with 2 bedrooms and 2 full bathrooms. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. An excellent cash-flowing investment property, currently rented for $900 monthly.

9. 2023-02-21
   listed $60,000 Active 453-char remark

   Show marketing remark (453 chars)

   Updated condo with 2 bedrooms and 2 full bathrooms. Located close to Riverside & Tulsa Hills (shopping, food, and entertainment). Easy access to highways. An HOA is in place to take care of exterior maintenance, groundskeeping, and trash/sewer/water. The new property management company is doing a lot of value-add updates. Reserved covered parking. Pool available. An excellent cash-flowing investment property, currently rented for $900 monthly.

10. 2022-09-01
    historical
11. 2022-05-25
    status Active
12. 2022-05-07
    status Pending
13. 2022-04-13
    listed $58,000 Active
14. 2022-04-07
    historical
15. 2022-01-07
    listed $58,000 Active
16. 2021-03-01
    historical
17. 2020-12-01
    listed $45,000 Active
18. 2020-11-27
    historical
19. 2020-09-29
    price $60,000
20. 2020-07-08
    price $68,000
21. 2020-05-27
    listed $70,000 Active
22. 2014-03-20
    historical
23. 2013-10-08
    listed $56,000
24. 2013-08-27
    historical
25. 2013-04-26
    listed $62,500
26. 2011-06-28
    historical
27. 2010-12-27
    listed $66,770

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 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: $12,003
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$960
• − Management: −$960
• − HOA: −$3,492
• − Depreciation: −$1,018
• Taxable income: $2,912
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $2,389/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): 31,416
• Household income: $51,820
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2579.0

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 0.66)
• Race & ethnicity: White 55% Black 16% Two or more races 13% Hispanic / Latino 10% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 83% English-only · Spanish 8% Other Asian/Pacific 5% 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: ▼ -98.51%
• Current HPI: 215.3642
• Rent YoY: ▲ 0.74%
• 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

-17.6% since first listed

23 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $55,000 MLS Technology, Inc.
• 2023-04-06 Sold (MLS) $60,000 MLS Technology, Inc.
• 2023-02-23 Pending — MLS Technology, Inc.
• 2023-02-21 Listed $60,000 MLS Technology, Inc.
• 2022-09-01 Listing Removed — MLS Technology, Inc.
• 2022-05-25 Relisted — MLS Technology, Inc.
• 2022-05-07 Pending — MLS Technology, Inc.
• 2022-04-13 Listed $58,000 MLS Technology, Inc.
• 2022-04-07 Listing Removed — MLS Technology, Inc.
• 2022-01-07 Listed $58,000 MLS Technology, Inc.
• 2021-03-01 Listing Removed — MLS Technology, Inc.
• 2020-12-01 Listed $45,000 MLS Technology, Inc.
• 2020-11-27 Listing Removed — MLS Technology, Inc.
• 2020-09-29 Price Changed $60,000 MLS Technology, Inc.
• 2020-07-08 Price Changed $68,000 MLS Technology, Inc.
• 2020-05-27 Listed $70,000 MLS Technology, Inc.
• 2014-03-20 Listing Removed — MLS Technology, Inc.
• 2013-10-08 Listed $56,000 MLS Technology, Inc.
• 2013-08-27 Listing Removed — MLS Technology, Inc.
• 2013-04-26 Listed $62,500 MLS Technology, Inc.
• 2011-06-28 Listing Removed — MLS Technology, Inc.
• 2010-12-27 Listed $66,770 MLS Technology, Inc.