2973 W 112th Pl S · Jenks, OK 74037

$210,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 22 Days on market

Built 1980 0.27 ac lot Est $206k · at est.

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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 +21.3/30.0
• DSCR +6.8/10.0
• ARV discount +6.6/15.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great large corner lot in Jenks school district! New siding and newer roof. Good condition, clean, but needs updating! 3 bed, 2 baths, spacious living room w/ fireplace. Washer & Dryer stay. Patio in back w/ partial fence for privacy. Great sized backyard.

Key facts

• Large corner lot
• Walk-in closets
• Large fireplace

Tags

• LARGE CORNER LOT
• FULL GUTTERS
• WALK-IN CLOSETS
• INTERIOR UTILITY AREA
• LARGE FIREPLACE

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; High speed internet available; Public water; Public sewer
• Home design: Single-story home; Faces southwest; Slab foundation
• Construction: Built with stone, vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Landscaping; Rain gutters; Covered patio and porch; Porch

Interior

• Kitchen: Oven; Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; High speed internet; Laminate counters; Wired for data; Ceiling fan(s); Electric range connection; Programmable thermostat; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/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 $206k (1.8% below list).
• Recommended offer: $206k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.5% in Jenks — 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 71/100 on livability (#33 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.2%/yr); 258 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 22 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $92k; list at $210k implies a 127% gain — meaningful room to come down on a strong offer.

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 $206,162 (1.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.98% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $206,064
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2880 W 111th Pl S	0.15mi	3/2.0	1,374 (+6%)	2mo	$241,000	$175	81
2837 W 113th St	0.09mi	3/2.0	1,418 (+9%)	1mo	$226,000	$159	79
2857 W 111th Pl S	0.19mi	3/2.0	1,382 (+7%)	3mo	$219,000	$158	78
2836 W 111th EastPlace S	0.16mi	3/2.0	1,379 (+6%)	8mo	$190,000	$138	76
2780 W 112th Pl S	0.12mi	3/2.0	1,446 (+12%)	0mo	$237,180	$164	75
2944 W 115th Pl S	0.30mi	3/2.0	1,425 (+10%)	5mo	$147,000	$103	65
2957 W 114th Pl S	0.16mi	4/2.0 (+1)	1,467 (+13%)	4mo	$233,000	$159	62
2745 W 113th St S	0.14mi	3/2.0	1,460 (+13%)	13mo	$229,000	$157	62
11543 S Douglas Ave	0.31mi	3/2.0	1,432 (+10%)	14mo	$287,000	$200	56

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 · 3.2% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-14,019
• Equity at exit: $31,312

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $14,598
• Equity at exit: $18,157

Cash invested: $58,800 (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 74037

• Home prices YoY: -23.3%
• Rents YoY: 3.2%
• Active inventory: 258
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$132 /mo · $1,578/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $308

Break-even live

Break-even rent $1,671

Max offer price $210,000

Occupancy floor 80%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11473 S Emerson Pl Jenks, OK	3.0	2.0	1474	$1,895	$1.29	16d	1	0.19mi
11421 S James Ave Jenks, OK	1.0–2.0	1.0–2.0	948	$1,819	$1.92	1d	23	0.38mi
11131 S Kennedy Ct Jenks, OK	1.0–3.0	1.0–2.0	1000	$2,211	$2.21	1d	21	0.46mi
10416 S Nathan St Jenks, OK	4.0	2.0	1858	$2,095	$1.13	19d	1	1.03mi
1224 W 112th Dr S Jenks, OK	3.0	3.0	1818	$1,950	$1.07	16d	1	1.37mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $210,000 Pending 22 DOM
2. 2026-06-10
   days on market $210,000 Active 21 DOM
3. 2026-06-09
   days on market $210,000 Active 20 DOM
4. 2026-06-08
   days on market $210,000 Active 19 DOM
5. 2026-06-07
   days on market $210,000 Active 18 DOM
6. 2026-06-05
   days on market $210,000 Active 15 DOM
7. 2026-06-03
   days on market $210,000 Active 14 DOM
8. 2026-06-02
   days on market $210,000 Active 13 DOM
9. 2026-06-01
   days on market $210,000 Active 12 DOM
10. 2026-05-31
    days on market $210,000 Active 11 DOM
11. 2026-05-20
    listed $210,000 Active
12. 2013-07-01
    soldstatus $92,500
13. 2013-06-27
    soldstatus $92,500 262-char remark

    Show marketing remark (262 chars)

    Great large corner lot in Jenks school district! New siding and newer roof. Good condition, clean, but needs updating! 3 bed, 2 baths, spacious living room w/ fireplace. Washer & Dryer stay. Patio in back w/ partial fence for privacy. Great sized backyard.

14. 2013-05-16
    historical 262-char remark

    Show marketing remark (262 chars)

    Great large corner lot in Jenks school district! New siding and newer roof. Good condition, clean, but needs updating! 3 bed, 2 baths, spacious living room w/ fireplace. Washer & Dryer stay. Patio in back w/ partial fence for privacy. Great sized backyard.

15. 2013-05-13
    listed $90,000 262-char remark

    Show marketing remark (262 chars)

    Great large corner lot in Jenks school district! New siding and newer roof. Good condition, clean, but needs updating! 3 bed, 2 baths, spacious living room w/ fireplace. Washer & Dryer stay. Patio in back w/ partial fence for privacy. Great sized backyard.

ⓘ 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: $1,578 · $132/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$312/yr (+$26/mo · 19.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,739
• − Mortgage interest: −$11,763
• − Property taxes: −$1,578
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$6,109
• Taxable income: $281
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $3,634/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: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 of 270 in OK

Livability — Jenks

• Score: 71/100
• State rank: #33
• US rank: #7270

Category grades

Amenities F Commute F Cost of living B+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jenks, OK
• County: Tulsa County · 640,811 people
• City population: 24,547
• Metro: Tulsa, OK
• Population (ZIP): 24,547
• Household income: $103,942
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 233.0

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 0.58)
• Race & ethnicity: White 64% Two or more races 14% Asian 11% Hispanic / Latino 8% Native American 6% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 10% · Philippines, Canada, China
• Languages at home: 86% English-only · Other Asian/Pacific 6% Spanish 4% Russian/Polish/Slavic 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: ▼ -62.99%
• Current HPI: 207.6174
• Rent YoY: ▲ 3.20%
• 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

+133.3% since first listed

5 events — show timeline

• 2026-05-20 Listed $210,000 MLS Technology, Inc.
• 2013-07-01 Sold (Public Records) $92,500 Public Records
• 2013-06-27 Sold (MLS) $92,500 MLS Technology, Inc.
• 2013-05-16 Listing Removed — MLS Technology, Inc.
• 2013-05-13 Listed $90,000 MLS Technology, Inc.

Property tax history

+2.2%/yr

Latest (2025): $1,578 · +13.6% YoY. Source: county tax records.