4836 S 33rd West Ave · Tulsa, OK 74107

$118,000

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 2 Days on market

Built 1950 7,000 sqft lot Est $128k · 8% 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 +19.2/30.0
• ARV discount +11.1/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• 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 MLS

REDUCED WITH MOTIVATED SELLER, LOVELY 2 BDR, 1 BTH, TOTALLY REMODELED, BEAUTIFUL HARDWOOD FLOORS, NEW PAINT, 1 CAR GARAGE, DOUBLE WINDOWS, WINDOW AIR, STOVE & REFRIGERATOR STAY

Key facts

• Updated windows
• 7,000 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED WINDOWS
• UPDATED ELECTRICAL SERVICE
• TANKLESS WATER HEATER
• FULLY FENCED BACKYARD
• SOLID STORAGE BUILDING

Property features AI

Finance

• HOA & community: Gutters noted as a community/feature

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Home warranty included
• Exterior features: Concrete driveway; Rain gutters; Deck; Porch; Shed(s); Full chain-link fencing; Mature trees

Interior

• Kitchen: Oven; Range; Stove; Refrigerator; Gas range connection
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating with floor furnace; Window cooling unit(s)
• Interior features: Ceiling fan(s); Laminate counters; Other interior features; Insulated vinyl windows
• Laundry & utility: Washer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $108k (8.2% below list).
• Recommended offer: $108k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 99 active listings in the ZIP; 11 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 $816 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 33y ago 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.
• Current owner paid $48k; list at $118k implies a 146% 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,360 (8.2% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.92% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $128,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4827 S 35th Ave W	0.10mi	2/1.0	816 (+0%)	13mo	$128,700	$158	83
5017 S 32nd WestAvenue	0.12mi	2/1.0	837 (+3%)	8mo	$110,000	$131	83
4833 S 33rd WestAvenue	0.03mi	2/1.0	840 (+3%)	12mo	$45,000	$54	82
5029 S 33rd West Ave	0.11mi	2/1.0	790 (-3%)	16mo	$117,000	$148	77
5139 S 36th West Ave	0.29mi	2/1.0	760 (-6%)	14mo	$140,000	$184	64
4727 S 33 WestAvenue	0.15mi	3/1.0 (+1)	918 (+13%)	6mo	$60,000	$65	61
2312 W 47th Pl	0.63mi	2/1.0	842 (+4%)	6mo	$149,000	$177	59
2908 W 48th St	0.26mi	2/1.0	924 (+14%)	12mo	$140,000	$152	55
3768 W 45th St	0.57mi	3/1.0 (+1)	892 (+10%)	7mo	$165,000	$185	46
3719 W 42nd Pl	0.70mi	2/1.0	856 (+5%)	19mo	$118,000	$138	43
3703 W 42nd Pl	0.68mi	3/1.0 (+1)	864 (+6%)	13mo	$145,000	$168	42
2301 W 49th St	0.66mi	3/1.0 (+1)	864 (+6%)	15mo	$159,900	$185	41

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-13,369
• Equity at exit: $17,594

10-year hold

• IRR: -5.4%
• Equity multiple: 0.68×
• Total profit: $-10,584
• Equity at exit: $10,202

Cash invested: $33,040 (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 74107

• Home prices YoY: -15.3%
• Rents YoY: 0.8%
• Active inventory: 99
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$619
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $128

Break-even live

Break-even rent $921

Max offer price $118,000

Occupancy floor 83%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4847 S 32nd West Ave Tulsa, OK	3.0	1.0	876	$1,200	$1.37	16d	1	0.10mi
4831 S 30th West Ave Tulsa, OK	2.0	1.0	748	$1,250	$1.67	3d	1	0.23mi
5031 S 30th West Ave Tulsa, OK	2.0	1.0	987	$1,095	$1.11	21d	1	0.25mi
4633 S 33rd West Ave Tulsa, OK	1.0	1.0	1008	$799	$0.79	11d	1	0.28mi
4633 S 33rd West Ave Unit A4 Tulsa, OK	1.0	1.0	1008	$799	$0.79	24d	1	0.28mi
3722 W 44th St Tulsa, OK	3.0	1.0	1043	$1,150	$1.10	2d	1	0.58mi
4008 W 55th St Tulsa, OK	3.0	1.0	1118	$1,150	$1.03	2d	1	0.70mi
3743 W 42nd Pl Tulsa, OK	2.0	1.0	856	$1,000	$1.17	2d	1	0.73mi
4128 S 32nd West Ave Tulsa, OK	3.0	1.0	957	$1,175	$1.23	2d	1	0.80mi
1913 W 50th St Tulsa, OK	3.0	2.0	1082	$1,195	$1.10	24d	1	0.87mi
6339 S 33rd West Ave Tulsa, OK	1.0–2.0	1.0–2.0	748	$1,100	$1.47	2d	11	1.41mi

Listing history 3 events

1. 2026-06-18
   days on market $118,000 Active 2 DOM
2. 2026-06-17
   remarks 596-char remark
3. 2026-06-17
   listed $118,000 Active 1 DOM

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$342/yr (+$28/mo · 47.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 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: $13,003
• − Mortgage interest: −$6,610
• − Property taxes: −$720
• − Insurance: −$590
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,433
• Taxable loss: −$430
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,640/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): 19,013
• Household income: $53,505
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 667.0

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 0.63)
• Race & ethnicity: White 59% Two or more races 18% Hispanic / Latino 11% Black 8% Native American 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 2%

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: ▼ -42.46%
• Current HPI: 235.2296
• Rent YoY: ▲ 0.78%
• 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

+293.3% since first listed

10 events — show timeline

• 2026-06-16 Listed $118,000 MLS Technology, Inc.
• 2019-10-15 Sold (Public Records) $48,000 Public Records
• 2002-02-05 Sold (Public Records) $53,000 Public Records
• 2002-01-28 Sold (MLS) $53,000 MLS Technology, Inc.
• 2002-01-02 Listing Removed — MLS Technology, Inc.
• 2001-08-16 Listed $53,900 MLS Technology, Inc.
• 2000-06-02 Sold (Public Records) $43,500 Public Records
• 1993-06-21 Sold (Public Records) $35,500 Public Records
• 1993-03-16 Listed $36,500 MLS Technology, Inc.
• 1991-07-22 Sold (Public Records) $30,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $720 · +7.1% YoY. Source: county tax records.