6621 N Peoria Ave · Turley, OK 74126

$99,000

2 bd · 2.0 ba · 1,300 sqft · Townhouse public records · 66 Days on market

Built 1935 0.51 ac lot ↓ 29% since listing

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0
• Schools +0.8/10.0

Listing remarks

Investment opportunity! Each side is 1 bed and 1 bath. There have been updates over the years including new cabinetry and flooring, but could have a lot more potential.

Key facts

• Built 1935
• Listed 66 days

Property features AI

Finance

• HOA & community: Gutter(s) noted as community feature

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Built using HardiPlank type siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Rain gutters; Porch; Corner lot

Interior

• Kitchen: Oven; Range; Stove; Gas water heater
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: High ceilings; High-speed internet; Laminate counters; Wired for data; Ceiling fan(s); Gas range connection; Aluminum window frames; Wood window frames
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (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: 70 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $684 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1935 — 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: 1.21% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.43%
• DSCR: 1.69
• GRM: 6.9

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $6,619
• Equity at exit: $14,761

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $34,838
• Equity at exit: $8,560

Cash invested: $27,720 (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: $1,202 high
• Mortgage (P&I): −$519
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $356

Break-even live

Break-even rent $751

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	1.08mi
5618 N Garrison Pl Tulsa, OK	3.0	1.0	904	$1,100	$1.22	21d	1	1.20mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	2d	1	1.21mi
5519 N Garrison Pl Tulsa, OK	3.0	1.0	1076	$1,200	$1.12	21d	1	1.32mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	2d	1	1.34mi
6308 N Boulder Ave Unit A Tulsa, OK	3.0	2.0	1200	$1,500	$1.25	2d	1	1.40mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	2d	1	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $99,000 Active 66 DOM
2. 2026-06-17
   days on market $99,000 Active 65 DOM
3. 2026-06-16
   days on market $99,000 Active 64 DOM
4. 2026-06-15
   days on market $99,000 Active 63 DOM
5. 2026-06-13
   days on market $99,000 Active 61 DOM
6. 2026-06-10
   days on market $99,000 Active 58 DOM
7. 2026-06-09
   days on market $99,000 Active 57 DOM
8. 2026-06-08
   days on market $99,000 Active 56 DOM
9. 2026-06-07
   days on market $99,000 Active 55 DOM
10. 2026-06-05
    days on market $99,000 Active 52 DOM
11. 2026-06-03
    days on market $99,000 Active 51 DOM
12. 2026-06-02
    days on market $99,000 Active 50 DOM
13. 2026-06-01
    days on market $99,000 Active 49 DOM
14. 2026-05-31
    days on market $99,000 Active 48 DOM
15. 2026-04-13
    listed $99,000 Active
16. 2026-04-03
    historical
17. 2026-03-20
    status Active
18. 2026-03-09
    status Pending
19. 2026-03-02
    price $99,000
20. 2025-11-08
    status Active
21. 2025-10-23
    status Pending
22. 2025-06-05
    price $119,900
23. 2025-05-01
    price $134,900
24. 2025-04-03
    listed $139,900 Active

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$501/yr (+$42/mo · 128.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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 5% 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: $14,420
• − Mortgage interest: −$5,546
• − Property taxes: −$390
• − Insurance: −$495
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,880
• Taxable income: $2,802
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,604/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
• County: Osage County · 26,244 people
• City population: 2,217
• 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

-29.2% since first listed

10 events — show timeline

• 2026-04-13 Listed $99,000 MLS Technology, Inc.
• 2026-04-03 Listing Removed — MLS Technology, Inc.
• 2026-03-20 Relisted — MLS Technology, Inc.
• 2026-03-09 Pending — MLS Technology, Inc.
• 2026-03-02 Price Changed $99,000 MLS Technology, Inc.
• 2025-11-08 Relisted — MLS Technology, Inc.
• 2025-10-23 Pending — MLS Technology, Inc.
• 2025-06-05 Price Changed $119,900 MLS Technology, Inc.
• 2025-05-01 Price Changed $134,900 MLS Technology, Inc.
• 2025-04-03 Listed $139,900 MLS Technology, Inc.

Property tax history

-1.5%/yr

Latest (2025): $390 · +0.3% YoY. Source: county tax records.