6663 S Victor Ave Unit HH208 · Tulsa, OK 74136

$50,000

2 bd · 2.0 ba · 1,080 sqft · Condo public records · 15 Days on market

Built 1983 $351/mo HOA · 35% of rent

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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 +22.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

This open-concept 2+-bedroom home features a main-level bedroom, fireplace-warmed living area, and laundry hookups, topped by a private upstairs loft suite with an en suite bath. Residents enjoy resort-style amenities including a community pool, clubhouse, and covered parking. Recent major improvements offer peace of mind, with a brand-new roof installed in 2025 and scheduled HOA replacements for the balcony and stairs. The monthly fee conveniently covers water, sewer, trash, and all exterior maintenance. Highly desired rental property.

Key facts

• Main-level bedroom
• Clubhouse
• Community pool

Tags

• MAIN-LEVEL BEDROOM
• FIREPLACE-WARMED LIVING AREA
• PRIVATE UPSTAIRS LOFT SUITE
• EN SUITE BATH
• COMMUNITY POOL
• CLUBHOUSE

Property features AI

Finance

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

Exterior

• Parking: 1-car garage; Covered carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: 2-story residence; Faces north; Slab foundation
• Construction: HardiPlank siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio; Rain gutters; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Garbage disposal; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl window frames
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $81 ($968/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 $346 of loan paydown is wiped out by about $2k 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 15 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $49,250 (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: 2.01% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 4.2

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: -10.1%
• Equity multiple: 0.65×
• Total profit: $-4,953
• Equity at exit: $7,455

10-year hold

• IRR: -7.6%
• Equity multiple: 0.61×
• Total profit: $-5,466
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$262
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$21
• HOA: −$351
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $81

Break-even live

Break-even rent $901

Max offer price $50,000

Occupancy floor 87%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$1,100	$1.58	21d	3	0.01mi
6639 S Victor Ave Unit G208 Tulsa, OK	1.0	1.0	800	$850	$1.06	16d	1	0.05mi
6639 S Victor Ave Unit G203 Tulsa, OK	1.0	1.0	800	$850	$1.06	23d	1	0.06mi
6630 S Zunis Ave Tulsa, OK	1.0–3.0	1.0–2.0	1000	$1,044	$1.04	1d	12	0.14mi
6732 S Lewis Ave #313 Tulsa, OK	2.0	2.0	1350	$1,400	$1.04	2d	1	0.34mi
6805 S Lewis Ave Tulsa, OK	2.0	1.5–2.0	1200	$1,174	$0.98	2d	4	0.40mi
6760 S Trenton Pl Tulsa, OK	1.0	1.0	700	$745	$1.06	23d	1	0.43mi
6760 S Trenton Pl Tulsa, OK	2.0	2.0	900	$900	$1.00	10d	1	0.43mi
6135 S Troost Ave Unit 6135 Tulsa, OK	2.0	2.0	1150	$1,125	$0.98	23d	1	0.50mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$1,062	$1.52	1d	37	0.52mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	23d	1	0.58mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$1,100	$1.54	11d	2	0.68mi
1514 E 73rd Pl Tulsa, OK	3.0	2.0	1461	$1,450	$0.99	10d	1	0.72mi
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$926	$1.14	2d	4	0.74mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$1,199	$1.52	3d	4	0.78mi
7901 Riverside Pkwy Tulsa, OK	2.0	2.0	950	$884	$0.93	3d	16	0.83mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$1,051	$1.50	3d	14	0.87mi
6345 S Madison Pl Unit 1 Tulsa, OK	3.0	2.0	1080	$1,100	$1.02	3d	1	0.90mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$1,069	$1.35	3d	4	0.97mi
1320 E 58th St Tulsa, OK	1.0	1.0	980	$1,200	$1.22	21d	1	1.00mi
6119 S Madison Pl Tulsa, OK	3.0	2.0	1214	$1,550	$1.28	10d	1	1.00mi
910 E 61st St Tulsa, OK	1.0	1.0	700	$926	$1.32	2d	1	1.06mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.10mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	3d	1	1.12mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.16mi
7803 S Wheeling Ave Tulsa, OK	1.0–2.0	1.0–2.0	800	$849	$1.06	23d	10	1.17mi
1037 E 57th Pl #5 Tulsa, OK	1.0	1.5	1088	$1,100	$1.01	23d	1	1.20mi
5270 S Lewis Ave Tulsa, OK	2.0	2.0	1050	$950	$0.90	23d	8	1.45mi
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: $351 · $4,212/yr
• Likely covers: watersewertrashexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-15
   status Pending
2. 2026-04-30
   listed $50,000 Active
3. 2023-04-20
   soldstatus $60,000
4. 2014-05-02
   soldstatus $66,000
5. 2007-03-19
   soldstatus $1,245,000
6. 2005-06-03
   soldstatus $337,500
7. 2003-10-23
   soldstatus $30,000
8. 2003-10-23
   soldstatus $295,000
9. 2003-10-01
   soldstatus $295,000
10. 1987-01-14
    soldstatus $30,000

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $929 · $77/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 (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: $12,033
• − Mortgage interest: −$2,801
• − Property taxes: −$929
• − Insurance: −$250
• − Repairs & maintenance: −$963
• − Management: −$963
• − HOA: −$4,212
• − Depreciation: −$1,455
• Taxable income: $461
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $858/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

+66.7% since first listed

10 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $50,000 MLS Technology, Inc.
• 2023-04-20 Sold (Public Records) $60,000 Public Records
• 2014-05-02 Sold (Public Records) $66,000 Public Records
• 2007-03-19 Sold (Public Records) $1,245,000 Public Records
• 2005-06-03 Sold (Public Records) $337,500 Public Records
• 2003-10-23 Sold (Public Records) $295,000 Public Records
• 2003-10-23 Sold (Public Records) $30,000 Public Records
• 2003-10-01 Sold (Public Records) $295,000 Public Records
• 1987-01-14 Sold (Public Records) $30,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $929 · +8.7% YoY. Source: county tax records.