727 E 33rd St N · Tulsa, OK 74106

$139,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 211 Days on market

Built 1954 7,200 sqft lot Est $126k · 11% 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• ARV discount +2.7/15.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Charming Home in Central Tulsa – Great Location & Potential Home Rents Section 8 @ $1400 per month. Located at 727 E 33rd St, this well-maintained completely renovated home offers a perfect blend of comfort, character, and convenience. Situated in a desirable Tulsa neighborhood, this property provides easy access to local amenities, schools, shopping, and dining, making it an ideal choice for first-time homebuyers, investors, or those looking for a cozy, move-in-ready space. Key Features: Spacious living room with large windows and plenty of natural light Open concept kitchen with ample cabinetry, modern appliances, and a convenient breakfast nook Master bedroom with ge

Key facts

• Covered front porch
• Private backyard
• Completely renovated

Tags

• COMPLETELY RENOVATED
• EASY ACCESS TO LOCAL AMENITIES
• PRIVATE BACKYARD
• COVERED FRONT PORCH
• QUICK ACCESS TO HIGHWAYS
• MINUTES FROM DOWNTOWN TULSA

Property features AI

Finance

• HOA & community: Sidewalks; Gutters (community feature)

Exterior

• Parking: Attached garage (1 car); Asphalt driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story; Faces south; Handicap accessible
• Construction: Vinyl siding with wood frame; Asphalt/fiberglass roof; Slab foundation; Built per public records
• Exterior features: Covered porch; Rain gutters; Privacy fencing

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal; Gas water heater
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Cable TV; Gas oven connection; Insulated doors; Aluminum frame windows; Accessible kitchen and doors; Wood flooring
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $232 ($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 $137k (2.1% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 rising (+3.5%/yr); 137 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); lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 40% of the median local income ($41k/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 $967 of loan paydown is wiped out by about $4k 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 211 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 9893% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
7. 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.
8. 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.
9. 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: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $126,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3226 N Garrison Ave	0.18mi	3/1.0	928 (-1%)	9mo	$136,000	$147	83
3125 N Hartford Ave	0.24mi	3/1.0	912 (-3%)	6mo	$134,000	$147	79
3232 N Hartford Ave	0.13mi	3/1.0	912 (-3%)	13mo	$134,000	$147	79
3318 N Garrison Ave	0.15mi	4/1.0 (+1)	936 (0%)	20mo	$117,000	$125	72
711 E 32nd Pl N	0.07mi	3/1.0	864 (-8%)	15mo	$50,000	$58	71
3723 N Lansing Pl	0.45mi	3/1.0	935 (-0%)	9mo	$67,500	$72	71
3759 N Hartford Ave	0.47mi	3/1.0	936 (0%)	13mo	$126,000	$135	67
3123 N Iroquois Ave	0.24mi	3/1.0	888 (-5%)	21mo	$130,000	$146	62
247 E 27th Ct N	0.72mi	3/1.0	977 (+4%)	10mo	$112,000	$115	51
2804 N Hartford Ave	0.53mi	3/1.0	864 (-8%)	21mo	$20,000	$23	45
244 E 29th St N	0.65mi	3/1.0	1,011 (+8%)	17mo	$150,000	$148	42
549 E 27th Pl	0.63mi	2/1.0 (-1)	840 (-10%)	19mo	$97,000	$115	33

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,199
• Equity at exit: $20,860

10-year hold

• IRR: 5.3%
• Equity multiple: 1.40×
• Total profit: $15,649
• Equity at exit: $12,096

Cash invested: $39,172 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$734
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $232

Break-even live

Break-even rent $1,076

Max offer price $139,900

Occupancy floor 78%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	1.09mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	24d	1	1.09mi
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	16d	1	1.20mi
4430 N Main St Tulsa, OK	3.0	1.0	1100	$950	$0.86	2d	1	1.29mi
4908 N Hartford Ave Tulsa, OK	3.0	1.0	900	$900	$1.00	2d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $139,900 Active 211 DOM
2. 2026-06-17
   days on market $139,900 Active 210 DOM
3. 2026-06-16
   days on market $139,900 Active 209 DOM
4. 2026-06-15
   days on market $139,900 Active 208 DOM
5. 2026-06-13
   days on market $139,900 Active 206 DOM
6. 2026-06-10
   days on market $139,900 Active 203 DOM
7. 2026-06-09
   days on market $139,900 Active 202 DOM
8. 2026-06-08
   days on market $139,900 Active 201 DOM
9. 2026-06-07
   days on market $139,900 Active 200 DOM
10. 2026-06-05
    days on market $139,900 Active 197 DOM
11. 2026-06-03
    days on market $139,900 Active 196 DOM
12. 2026-06-02
    days on market $139,900 Active 195 DOM
13. 2026-06-01
    days on market $139,900 Active 194 DOM
14. 2026-05-31
    days on market $139,900 Active 193 DOM
15. 2026-05-11
    listed $1,400
16. 2026-04-02
    historical $1,400
17. 2026-02-23
    listed $1,400
18. 2025-11-19
    listed $139,900 Active
19. 2024-12-23
    historical $1,400
20. 2024-11-13
    listed $1,400
21. 2024-11-06
    historical $1,400
22. 2024-05-09
    listed $1,400

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$564/yr (+$47/mo · 81.2%)

ⓘ 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 2/10 Low 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: $16,433
• − Mortgage interest: −$7,837
• − Property taxes: −$695
• − Insurance: −$700
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,070
• Taxable income: $503
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,663/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-11 Listed for Rent $1,400 RENTSPREE
• 2026-04-02 Rental Removed $1,400 RENTSPREE
• 2026-02-23 Listed for Rent $1,400 RENTSPREE
• 2025-11-19 Listed $139,900 MLS Technology, Inc.
• 2024-12-23 Rental Removed $1,400 RENTSPREE
• 2024-11-13 Listed for Rent $1,400 RENTSPREE
• 2024-11-06 Rental Removed $1,400 RENTSPREE
• 2024-05-09 Listed for Rent $1,400 RENTSPREE

Property tax history

+2.4%/yr

Latest (2025): $695 · +8.6% YoY. Source: county tax records.