20 E 63rd St · Tulsa, OK 74126

$97,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 27 Days on market

Built 1965 7,800 sqft lot Est $68k · 43% over

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Great potential waits at 20 E 63rd St N! This charming 3-bedroom , 1 bath home is an ideal starter property or smart addition to your investment portfolio. Large fully fenced back yard and a convenient commute to Tulsa's major expressways. Previously utilized as a rental, the home is a blank canvas. Owner's are retiring a portion of their rental properties. Don't miss out on this incredible value.

Key facts

• 7,800 sq ft lot
• Garage
• Built 1965

Tags

• FULLY FENCED BACK YARD

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with shelving (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built of brick, vinyl siding and wood siding with wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Porch; Chain link fencing; Mature trees

Interior

• Kitchen: Cooktop; Oven; Range; Dishwasher; Garbage disposal; Gas oven connection; Gas water heater
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air; Window unit(s)
• Interior features: High-speed internet and wired data; Ceiling fan(s); Accessible doors; Storm door(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 70 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 34% 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 $677 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 + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $98k implies a 133% 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 $96,431 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.21% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $68,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 W 62nd St N	0.14mi	3/1.0	912 (0%)	4mo	$111,000	$122	90
103 W 62nd Pl N	0.09mi	4/1.0 (+1)	936 (+3%)	3mo	$69,000	$74	84
6346 N Elwood Ave	0.33mi	3/1.0	912 (0%)	4mo	$135,000	$148	81
332 W 61st Pl	0.33mi	3/1.0	912 (0%)	23mo	$85,000	$93	65
517 E 57th St	0.71mi	3/1.0	912 (0%)	5mo	$62,000	$68	63
448 E 59th Pl N	0.50mi	3/1.0	1,000 (+10%)	0mo	$75,000	$75	60
587 E 58th St	0.71mi	3/1.0	912 (0%)	12mo	$51,000	$56	57
5813 N Elgin Ave	0.50mi	3/1.0	851 (-7%)	14mo	$39,000	$46	54
570 E 59th St	0.67mi	3/1.0	912 (0%)	22mo	$87,000	$95	51
556 E 57th Pl	0.73mi	3/1.0	880 (-4%)	16mo	$87,000	$99	47
573 E 58th St N	0.69mi	2/1.0 (-1)	912 (0%)	21mo	$25,000	$27	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $5,116
• Equity at exit: $14,597

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $31,402
• Equity at exit: $8,465

Cash invested: $27,412 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$513
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $330

Break-even live

Break-even rent $770

Max offer price $97,900

Occupancy floor 67%

Sensitivity live

Price	-10% $385	-5% $357	+0% $330	+5% $302	+10% $274
Rent	-10% $236	-5% $283	+0% $330	+5% $377	+10% $424
Rate	-1.0pp $379	-0.5pp $355	base $330	+0.5pp $304	+1.0pp $279

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5731 N Garrison Pl Tulsa, OK	3.0	1.0	912	$925	$1.01	2d	1	0.77mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	22d	1	0.84mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	22d	1	0.95mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	1.07mi

Listing history 17 events

1. 2026-06-18
   days on market $97,900 Active 27 DOM
2. 2026-06-17
   days on market $97,900 Active 26 DOM
3. 2026-06-16
   days on market $97,900 Active 25 DOM
4. 2026-06-15
   days on market $97,900 Active 24 DOM
5. 2026-06-13
   days on market $97,900 Active 22 DOM
6. 2026-06-10
   days on market $97,900 Active 19 DOM
7. 2026-06-09
   days on market $97,900 Active 18 DOM
8. 2026-06-08
   days on market $97,900 Active 17 DOM
9. 2026-06-07
   days on market $97,900 Active 16 DOM
10. 2026-06-05
    days on market $97,900 Active 13 DOM
11. 2026-06-03
    days on market $97,900 Active 12 DOM
12. 2026-06-02
    days on market $97,900 Active 11 DOM
13. 2026-06-01
    days on market $97,900 Active 10 DOM
14. 2026-05-31
    days on market $97,900 Active 9 DOM
15. 2026-05-22
    listed $97,900 Active
16. 2013-12-27
    soldstatus $42,000
17. 2009-04-01
    soldstatus $45,000

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $881 · $73/mo
• Expected delta: +$233/yr (+$19/mo · 36.0%)

ⓘ 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 6/10 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: $14,248
• − Mortgage interest: −$5,484
• − Property taxes: −$648
• − Insurance: −$490
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,848
• Taxable income: $2,499
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,358/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: 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 (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 0.71)
• 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 · 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: ▼ -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

+117.6% since first listed

3 events — show timeline

• 2026-05-22 Listed $97,900 MLS Technology, Inc.
• 2013-12-27 Sold (Public Records) $42,000 Public Records
• 2009-04-01 Sold (Public Records) $45,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $648 · +8.5% YoY. Source: county tax records.