3608 W 70th Pl N · Tulsa, OK 74126

$135,000

3 bd · 2.0 ba · 1,824 sqft · Land public records · 42 Days on market

Built 1984 0.69 ac lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +1.3/10.0

Listing remarks MLS

Get yourself a piece of country living in this 4 bed/2 bath home! Master Suite with tons of space to tuck yourself away! Split floor plan with 3 beds/1bath on other side of home. Upstairs loft with room to make additional living space or game room. Loft has outside access to deck to watch the wildlife in your own back yard! Backs to greenbelt.

Key facts

• Rural-style living
• 0.69 acre lot
• Built 1984

Tags

• RURAL-STYLE LIVING
• MINUTES FROM DOWNTOWN TULSA
• NEAR THE TULSA BOTANIC GARDEN
• LARGE STORAGE BUILDING

Property features AI

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Septic tank sewer; Rural water
• Home design: Faces east; Crawlspace foundation
• Construction: Brick, Masonite, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Deck; Storage structure; Chain link fencing; Property includes greenbelt, mature trees, and wooded areas

Interior

• Kitchen: Oven; Range
• Bedrooms: Master bedroom on the first floor with dressing area, private bath, and walk-in closet
• Flooring: Wood veneer flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood heating; Two cooling units
• Interior features: Vinyl windows; No additional interior features specified
• Laundry & utility: Utility room on the first floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $135k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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-.
• Sperry (rural): math 21% / reading 26% proficiency, ranked #114 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; lower-income renter base — watch delinquency; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($42k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-9,189
• Equity at exit: $20,129

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $8,349
• Equity at exit: $11,672

Cash invested: $37,800 (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 74126

• Home prices YoY: -2.9%
• Active inventory: 70
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $199

Break-even live

Break-even rent $1,148

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $276	-5% $237	+0% $199	+5% $161	+10% $123
Rent	-10% $88	-5% $144	+0% $199	+5% $254	+10% $310
Rate	-1.0pp $267	-0.5pp $233	base $199	+0.5pp $164	+1.0pp $129

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-04-14
   price $135,000
3. 2026-03-12
   listed $150,000 Active
4. 2022-07-27
   soldstatus $135,000
5. 2022-07-22
   soldstatus $135,000 345-char remark

   Show marketing remark (345 chars)

   Get yourself a piece of country living in this 4 bed/2 bath home! Master Suite with tons of space to tuck yourself away! Split floor plan with 3 beds/1bath on other side of home. Upstairs loft with room to make additional living space or game room. Loft has outside access to deck to watch the wildlife in your own back yard! Backs to greenbelt.

6. 2022-07-21
   soldstatus $135,000 Closed 347-char remark

   Show marketing remark (347 chars)

   Get yourself a piece of country living in this 4 bed/2 bath home! Master Suite with tons of space to tuck yourself away! Split floor plan with 3 beds/1bath on other side of home. Upstairs loft with room to make additional living space or game room. Loft has outside access to deck to watch the wildlife in your own back yard! Backs to greenbelt.

7. 2022-06-07
   status Pending 347-char remark

   Show marketing remark (347 chars)

   Get yourself a piece of country living in this 4 bed/2 bath home! Master Suite with tons of space to tuck yourself away! Split floor plan with 3 beds/1bath on other side of home. Upstairs loft with room to make additional living space or game room. Loft has outside access to deck to watch the wildlife in your own back yard! Backs to greenbelt.

8. 2022-05-01
   listed $135,000 345-char remark

   Show marketing remark (347 chars)

   Get yourself a piece of country living in this 4 bed/2 bath home! Master Suite with tons of space to tuck yourself away! Split floor plan with 3 beds/1bath on other side of home. Upstairs loft with room to make additional living space or game room. Loft has outside access to deck to watch the wildlife in your own back yard! Backs to greenbelt.

9. 2022-05-01
   listed $135,000 Active 347-char remark

   Show marketing remark (347 chars)

   Get yourself a piece of country living in this 4 bed/2 bath home! Master Suite with tons of space to tuck yourself away! Split floor plan with 3 beds/1bath on other side of home. Upstairs loft with room to make additional living space or game room. Loft has outside access to deck to watch the wildlife in your own back yard! Backs to greenbelt.

10. 2015-08-13
    soldstatus $95,000
11. 2012-05-18
    historical
12. 2011-11-17
    listed $109,900
13. 2011-11-04
    historical
14. 2011-05-03
    listed $109,900
15. 2011-03-06
    historical
16. 2010-10-06
    listed $115,000

ⓘ 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: $1,716 · $143/mo
• Projected year-2 tax: $1,716 · $143/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 7/10 Severe
• 🌡 Heat 5/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,805
• − Mortgage interest: −$7,562
• − Property taxes: −$1,716
• − Insurance: −$675
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,927
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,333/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: Sperry
• NCES district ID: 4028170
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $52,187
• Composite: 21.01/100
• National rank: #8455
• State rank: #114 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

• County: Osage County · 26,244 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 9,920
• Household income: $42,172
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 417.0

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 45% White 26% Hispanic / Latino 14% Two or more races 11% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.45%
• Current HPI: 253.7105
• Rent YoY: —
• 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

+17.4% since first listed

16 events — show timeline

• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-14 Price Changed $135,000 MLS Technology, Inc.
• 2026-03-12 Listed $150,000 MLS Technology, Inc.
• 2022-07-27 Sold (Public Records) $135,000 Public Records
• 2022-07-22 Sold (MLS) $135,000 SBOR
• 2022-07-21 Sold (MLS) $135,000 MLS Technology, Inc.
• 2022-06-07 Pending — MLS Technology, Inc.
• 2022-05-01 Listed $135,000 MLS Technology, Inc.
• 2022-05-01 Listed $135,000 SBOR
• 2015-08-13 Sold (Public Records) $95,000 Public Records
• 2012-05-18 Listing Removed — MLS Technology, Inc.
• 2011-11-17 Listed $109,900 MLS Technology, Inc.
• 2011-11-04 Listing Removed — MLS Technology, Inc.
• 2011-05-03 Listed $109,900 MLS Technology, Inc.
• 2011-03-06 Listing Removed — MLS Technology, Inc.
• 2010-10-06 Listed $115,000 MLS Technology, Inc.

Property tax history

+5.2%/yr

Latest (2025): $1,716 · +3.2% YoY. Source: county tax records.