5826 S 79th EastAvenue · Tulsa, OK 74145

$259,000

4 bd · 3.0 ba · 2,893 sqft · SingleFamily public records · 9 Days on market

Built 1964 0.25 ac lot Est $344k · 25% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Rent growth +4.2/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PICTURE PERFECT, EXCELLENT CONDITION, SQUARE FOOT LARGER PER OWNER, SUNROOM WITH HOT TUB IN ADDITION TO 3 MORE LIVING AREAS SELLERS RESERVES FORMAL LIVING & DINING CURTAINS, HEATED POOL, PANTRY

Key facts

• 0.25 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Patio; Porch; Outdoor grill; Lighting; Rain gutters; Privacy fencing; Mature trees; Gunite in-ground pool

Interior

• Kitchen: Built-in oven; Cooktop; Microwave; Oven; Range; Refrigerator; Disposal; Plumbed for ice maker
• Bedrooms: Total rooms: 13
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Insulated windows with aluminum frames; Insulated doors; Laminate countertops; Electric oven and range connections; Glass doors on fireplaces; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $60 ($720/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 $227k (12.3% below list).
• Recommended offer: $227k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Rents rising fast (+6.7%/yr); 75 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• At $2,271/mo this rent would consume 46% of the median local household income ($59k/yr) (locally 566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $259k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $227,139 (12.3% below list)

Questions for the listing agent

1. Built in 1964 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $344,267
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6307 S 72nd East Ave E	0.71mi	4/2.5	2,849 (-2%)	3mo	$327,000	$115	60
6216 S 73rd East Ave	0.61mi	4/3.0	2,697 (-7%)	2mo	$225,000	$83	58
6022 S 72nd East Ave	0.51mi	5/4.5 (+1)	3,036 (+5%)	1mo	$185,000	$61	56
6237 S 73rd East Ave	0.64mi	4/2.5	2,831 (-2%)	14mo	$350,000	$124	53
7322 E 62nd Pl	0.59mi	3/2.5 (-1)	3,131 (+8%)	1mo	$330,000	$105	51
7008 E 59th St	0.56mi	3/2.5 (-1)	2,748 (-5%)	12mo	$328,000	$119	48
5319 S 77th East Ave	0.46mi	4/3.0	3,260 (+13%)	15mo	$365,000	$112	45
5415 S 68th EastPlace	0.67mi	4/2.5	2,713 (-6%)	14mo	$322,500	$119	44
7011 E 52nd Pl	0.66mi	4/2.5	2,516 (-13%)	2mo	$215,000	$85	44
6848 E 59th St	0.59mi	3/2.5 (-1)	2,472 (-15%)	3mo	$329,000	$133	39
7505 E 63rd Pl	0.64mi	4/3.0	2,510 (-13%)	14mo	$340,000	$135	37
7023 E 60th St	0.55mi	5/3.5 (+1)	2,503 (-14%)	15mo	$394,000	$157	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 · 6.7% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.59×
• Total profit: $-29,377
• Equity at exit: $38,618

10-year hold

• IRR: 3.0%
• Equity multiple: 1.25×
• Total profit: $18,179
• Equity at exit: $22,394

Cash invested: $72,520 (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 74145

• Rents YoY: 6.7%
• Active inventory: 75
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$268 /mo · $3,219/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $60

Break-even live

Break-even rent $2,195

Max offer price $259,000

Occupancy floor 92%

Sensitivity live

Price	-10% $207	-5% $133	+0% $60	+5% $-13	+10% $-87
Rent	-10% $-119	-5% $-30	+0% $60	+5% $150	+10% $239
Rate	-1.0pp $190	-0.5pp $126	base $60	+0.5pp $-7	+1.0pp $-75

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7304 E 61st Pl Tulsa, OK	4.0	3.0	3408	$2,650	$0.78	25d	1	0.55mi
6812 E 55th St Tulsa, OK	3.0	2.5	2343	$2,030	$0.87	25d	1	0.71mi

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   price $259,000
3. 2026-05-06
   listed $279,900 Active
4. 1998-01-20
   soldstatus $124,000
5. 1998-01-14
   soldstatus $124,000 202-char remark

   Show marketing remark (202 chars)

   PICTURE PERFECT, EXCELLENT CONDITION, SQUARE FOOT LARGER PER OWNER, SUNROOM WITH HOT TUB IN ADDITION TO 3 MORE LIVING AREAS SELLERS RESERVES FORMAL LIVING & DINING CURTAINS, HEATED POOL, PANTRY

6. 1997-12-08
   historical 202-char remark

   Show marketing remark (202 chars)

   PICTURE PERFECT, EXCELLENT CONDITION, SQUARE FOOT LARGER PER OWNER, SUNROOM WITH HOT TUB IN ADDITION TO 3 MORE LIVING AREAS SELLERS RESERVES FORMAL LIVING & DINING CURTAINS, HEATED POOL, PANTRY

7. 1997-12-02
   listed $117,900 202-char remark

   Show marketing remark (202 chars)

   PICTURE PERFECT, EXCELLENT CONDITION, SQUARE FOOT LARGER PER OWNER, SUNROOM WITH HOT TUB IN ADDITION TO 3 MORE LIVING AREAS SELLERS RESERVES FORMAL LIVING & DINING CURTAINS, HEATED POOL, PANTRY

8. 1989-07-21
   soldstatus $106,500

ⓘ 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: $3,219 · $268/mo
• Projected year-2 tax: $3,219 · $268/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,257
• − Mortgage interest: −$14,508
• − Property taxes: −$3,219
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$7,535
• Taxable loss: −$3,661
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $1,599/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): 18,196
• Household income: $58,706
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 566.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 25% Two or more races 18% Black 12% Asian 4% Native American 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 76% English-only · Spanish 18% Arabic 1% 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: ▼ -168.71%
• Current HPI: 236.7578
• Rent YoY: ▲ 6.70%
• 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

+143.2% since first listed

8 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-05-14 Price Changed $259,000 MLS Technology, Inc.
• 2026-05-06 Listed $279,900 MLS Technology, Inc.
• 1998-01-20 Sold (Public Records) $124,000 Public Records
• 1998-01-14 Sold (MLS) $124,000 MLS Technology, Inc.
• 1997-12-08 Listing Removed — MLS Technology, Inc.
• 1997-12-02 Listed $117,900 MLS Technology, Inc.
• 1989-07-21 Sold (Public Records) $106,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,219 · +6.7% YoY. Source: county tax records.