6423 N Wheeling Ave · Turley, OK 74130

$120,000

2 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 64 Days on market

Built 1950 0.33 ac lot Est $141k · 15% under

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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 +23.2/30.0
• ARV discount +14.3/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• Appreciation +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

NEAT & CLEAN, GARAGE CONVERTED TO SUNKEN DEN FOR 2 LIV. AREAS, STORM DOOR & STORM WINDOWS, FML. DIN. W/ PARQUET FLOOR & PANTRY, 10X12 DUTCH BARN FOR SALE. $300 ALLOW. FOR NEW DW. PLAYHOUSE DOES NOT STAY.

Key facts

• Garage conversion
• New siding
• Remodeled bathroom

Tags

• GARAGE CONVERSION
• NEWER ROOF
• NEW SIDING
• NEW WINDOWS
• CERAMIC TILE FLOORING
• REMODELED BATHROOM

Property features AI

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detectors installed; No safety shelter
• Utilities: Electricity available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built using HardiPlank, stucco, and wood frame; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Mature trees; Chain link fencing

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bedrooms: Master bedroom (First floor); Additional bedroom (First floor)
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom (First floor); Master bath (First floor)
• Heating & cooling: Central heating (Gas); Central air conditioning
• Interior features: High-speed internet available; Laminate countertops; Wired for data; Electric range connection; Programmable thermostat; Vinyl windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $117k (2.2% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#98 in OK) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• 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: 4 active listings in the ZIP; 5 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 (-2.7%/yr); year-one equity from $830 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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $120k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1950 — 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. 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: 0.98% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $141,476
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6448 N Wheeling Ave	0.06mi	2/2.0	1,301 (+4%)	8mo	$115,000	$88	80
1918 E 61st Ct	0.22mi	3/1.5 (+1)	1,216 (-3%)	3mo	$55,000	$45	75
6102 N Wheeling Ave	0.27mi	3/1.5 (+1)	1,233 (-2%)	4mo	$140,000	$114	74
2014 E 61st Pl	0.29mi	3/1.5 (+1)	1,197 (-4%)	12mo	$162,500	$136	62
6512 N Rockford Ave	0.48mi	3/2.0 (+1)	1,236 (-1%)	16mo	$140,000	$113	53
5644 N Lewis Ave	0.73mi	3/1.0 (+1)	1,224 (-2%)	18mo	$75,000	$61	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,151
• Equity at exit: $19,506

10-year hold

• IRR: 5.9%
• Equity multiple: 1.45×
• Total profit: $15,277
• Equity at exit: $13,168

Cash invested: $33,600 (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 74130

• Home prices YoY: -1.2%
• Active inventory: 4
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$629
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $217

Break-even live

Break-even rent $899

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $285	-5% $251	+0% $217	+5% $183	+10% $149
Rent	-10% $124	-5% $171	+0% $217	+5% $264	+10% $310
Rate	-1.0pp $278	-0.5pp $248	base $217	+0.5pp $186	+1.0pp $154

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	1.15mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	1.24mi
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	2d	1	1.33mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	1.34mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	22d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 64 DOM
2. 2026-06-17
   days on market $120,000 Active 63 DOM
3. 2026-06-16
   days on market $120,000 Active 62 DOM
4. 2026-06-15
   days on market $120,000 Active 61 DOM
5. 2026-06-13
   days on market $120,000 Active 59 DOM
6. 2026-06-10
   days on market $120,000 Active 56 DOM
7. 2026-06-09
   days on market $120,000 Active 55 DOM
8. 2026-06-08
   days on market $120,000 Active 54 DOM
9. 2026-06-07
   days on market $120,000 Active 53 DOM
10. 2026-06-05
    days on market $120,000 Active 50 DOM
11. 2026-06-03
    days on market $120,000 Active 49 DOM
12. 2026-06-02
    days on market $120,000 Active 48 DOM
13. 2026-06-01
    days on market $120,000 Active 47 DOM
14. 2026-05-31
    days on market $120,000 Active 46 DOM
15. 2026-05-22
    price $120,000
16. 2026-04-13
    listed $130,000 Active
17. 1998-06-02
    soldstatus $36,000
18. 1998-05-29
    soldstatus $36,000 221-char remark

    Show marketing remark (221 chars)

    NEAT & CLEAN, GARAGE CONVERTED TO SUNKEN DEN FOR 2 LIV. AREAS, STORM DOOR & STORM WINDOWS, FML. DIN. W/ PARQUET FLOOR & PANTRY, 10X12 DUTCH BARN FOR SALE. $300 ALLOW. FOR NEW DW. PLAYHOUSE DOES NOT STAY.

19. 1998-04-08
    historical 221-char remark

    Show marketing remark (221 chars)

    NEAT & CLEAN, GARAGE CONVERTED TO SUNKEN DEN FOR 2 LIV. AREAS, STORM DOOR & STORM WINDOWS, FML. DIN. W/ PARQUET FLOOR & PANTRY, 10X12 DUTCH BARN FOR SALE. $300 ALLOW. FOR NEW DW. PLAYHOUSE DOES NOT STAY.

20. 1998-02-09
    listed $32,000 221-char remark

    Show marketing remark (221 chars)

    NEAT & CLEAN, GARAGE CONVERTED TO SUNKEN DEN FOR 2 LIV. AREAS, STORM DOOR & STORM WINDOWS, FML. DIN. W/ PARQUET FLOOR & PANTRY, 10X12 DUTCH BARN FOR SALE. $300 ALLOW. FOR NEW DW. PLAYHOUSE DOES NOT STAY.

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$710/yr (+$59/mo · 191.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,086
• − Mortgage interest: −$6,722
• − Property taxes: −$370
• − Insurance: −$600
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,491
• Taxable income: $649
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,450/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 — Turley

• Score: 67/100
• State rank: #98
• US rank: #11030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Turley, OK
• City population: 2,217
• Population (ZIP): 2,217

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: Highly diverse neighborhood (Simpson 0.80)
• Race & ethnicity: Hispanic / Latino 27% White 26% Black 25% Two or more races 19% Native American 8% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Iranian 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 72% English-only · Spanish 26% Other Asian/Pacific 2% Arabic 0%

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: ▼ -2.70%
• Current HPI: 226.7769
• Rent YoY: —
• Metro: —
• 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

+275.0% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $120,000 MLS Technology, Inc.
• 2026-04-13 Listed $130,000 MLS Technology, Inc.
• 1998-06-02 Sold (Public Records) $36,000 Public Records
• 1998-05-29 Sold (MLS) $36,000 MLS Technology, Inc.
• 1998-04-08 Listing Removed — MLS Technology, Inc.
• 1998-02-09 Listed $32,000 MLS Technology, Inc.

Property tax history

+3.8%/yr

Latest (2025): $370 · +0.3% YoY. Source: county tax records.