6851 S 32nd WestAvenue · Tulsa, OK 74132

$265,000

4 bd · 3.0 ba · 2,502 sqft · SingleFamily public records · 13 Days on market

Built 1980 0.29 ac lot Est $350k · 24% 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 +13.6/30.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL in Jenks Schools! This generous 4-bedroom, 3-bath home offers exceptional space and flexibility on a desirable corner lot. The main level includes a large living room anchored by a stone fireplace, a kitchen with a breakfast nook, a formal dining room, a full guest bath, a guest bedroom, and a private primary suite with a private bath and a walk-in closet. Upstairs, two additional bedrooms, a full bath, and a spacious bonus room provide ideal options for a game room, media room, or additional living space. Minutes from Tulsa Hills, Page Belcher Golf Course, and The Oaks Country Club, this location puts recreation, shopping, and dining right at your fingertips.

Key facts

• Breakfast nook
• Formal dining room
• Walk-in closet

Tags

• CORNER LOT
• STONE FIREPLACE
• BREAKFAST NOOK
• FORMAL DINING ROOM
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Gutters and sidewalks in the community

Exterior

• Parking: Attached garage with workshop area; 2 garage spaces
• Security: Owned security system; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Two-story home; Faces west; Slab foundation
• Construction: Built per public records; Stone and wood siding on wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio; Concrete driveway; Rain gutters; Partial fencing; Mature trees; Corner lot

Interior

• Kitchen: Built-in oven; Cooktop; Range/oven; Microwave; Dishwasher; Disposal; Pantry; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Second master/primary bedroom with private bath (First floor); Bedroom with walk-in closet (Second floor); Additional bedrooms (First and Second floors)
• Flooring: Carpet; Tile
• Bathrooms: Master bath with shower (First floor); Full hall bath with bathtub (First floor); Three full bathrooms total
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning
• Interior features: Ceiling fans; Cable TV available; Laminate countertops; Programmable thermostat; Insulated windows with aluminum and vinyl frames
• Laundry & utility: Inside utility room (separate); Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $14 ($165/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 $240k (9.4% below list).
• Recommended offer: $240k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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-.
• Jenks (suburban): math 34% / reading 35% proficiency, ranked #27 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 23y 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.

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 $240,000 (9.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $350,280
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2629 W 68th Pl S	0.32mi	4/2.0	2,458 (-2%)	0mo	$350,000	$142	78
2729 W 68th Pl S	0.25mi	4/2.5	2,565 (+2%)	14mo	$338,000	$132	71
6924 S 32nd WestAvenue	0.09mi	4/2.5	2,602 (+4%)	20mo	$325,000	$125	70
2527 W 68th Pl S	0.44mi	3/2.5 (-1)	2,433 (-3%)	1mo	$349,000	$143	67
3321 Aspen Ridge Rd	0.29mi	4/4.0	2,751 (+10%)	2mo	$680,000	$247	64
3039 W 69th Pl	0.08mi	4/3.0	2,132 (-15%)	10mo	$315,000	$148	64
2728 W 66th Pl	0.41mi	5/2.5 (+1)	2,682 (+7%)	1mo	$375,000	$140	61
2917 W 65th St	0.42mi	4/3.0	2,215 (-12%)	4mo	$285,000	$129	58
3232 W 72nd St	0.34mi	4/2.5	2,261 (-10%)	14mo	$430,000	$190	54
2631 W 68th St	0.31mi	4/2.5	2,768 (+11%)	18mo	$315,000	$114	50
2736 W 67th St	0.34mi	3/2.0 (-1)	2,227 (-11%)	12mo	$300,000	$135	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-42,000
• Equity at exit: $39,512

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-35,172
• Equity at exit: $22,912

Cash invested: $74,200 (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 74132

• Home prices YoY: -34.7%
• Active inventory: 96
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$382 /mo · $4,586/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $14

Break-even live

Break-even rent $2,383

Max offer price $265,000

Occupancy floor 94%

Sensitivity live

Price	-10% $164	-5% $89	+0% $14	+5% $-61	+10% $-136
Rent	-10% $-176	-5% $-81	+0% $14	+5% $109	+10% $203
Rate	-1.0pp $147	-0.5pp $81	base $14	+0.5pp $-55	+1.0pp $-125

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2542 W 66th Pl Tulsa, OK	4.0	2.0	2200	$2,400	$1.09	24d	1	0.49mi

Listing history 36 events

1. 2026-06-05
   statusdays on market $265,000 Pending 13 DOM
2. 2026-06-03
   days on market $265,000 Active 12 DOM
3. 2026-06-02
   days on market $265,000 Active 11 DOM
4. 2026-06-01
   days on market $265,000 Active 10 DOM
5. 2026-05-31
   days on market $265,000 Active 9 DOM
6. 2026-05-22
   listed $265,000 Active
7. 2025-07-31
   historical
8. 2025-07-28
   status Active
9. 2025-07-28
   historical
10. 2025-07-09
    status Active
11. 2025-07-07
    status Pending
12. 2025-05-01
    listed $280,000 Active
13. 2024-11-19
    historical
14. 2024-10-24
    price $280,000
15. 2024-09-26
    listed $290,000 Active
16. 2024-09-26
    historical $2,600
17. 2024-09-17
    listed $2,600
18. 2024-01-20
    historical
19. 2023-11-27
    price $285,000
20. 2023-10-25
    listed $290,000 Active
21. 2022-02-09
    soldstatus $235,000
22. 2022-01-31
    soldstatus $235,000 Closed
23. 2021-12-27
    status Pending
24. 2021-11-09
    price $239,999
25. 2021-10-25
    status Active
26. 2021-10-01
    status Pending
27. 2021-10-01
    historical
28. 2021-09-17
    price $240,000
29. 2021-09-17
    listed $230,000 Active
30. 2018-09-28
    soldstatus $125,000
31. 2004-07-28
    soldstatus $139,000
32. 2004-02-24
    soldstatus $90,000
33. 2004-02-23
    soldstatus $90,000
34. 2004-02-04
    historical
35. 2003-12-04
    listed $104,900
36. 1993-05-05
    soldstatus $90,000

ⓘ 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: $4,586 · $382/mo
• Projected year-2 tax: $4,586 · $382/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $28,800
• − Mortgage interest: −$14,844
• − Property taxes: −$4,586
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,709
• Taxable loss: −$4,272
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $1,190/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: Jenks
• NCES district ID: 4015720
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $66,291
• Composite: 31.5/100
• National rank: #5973
• State rank: #27 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
• City population: 389,418
• Population (ZIP): 10,629

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: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 12% Hispanic / Latino 8% Native American 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada, Philippines, China
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2% Chinese 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: ▼ -129.74%
• Current HPI: 244.1502
• Rent YoY: —
• Metro: —
• 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

+194.4% since first listed

31 events — show timeline

• 2026-05-22 Listed $265,000 MLS Technology, Inc.
• 2025-07-31 Listing Removed — MLS Technology, Inc.
• 2025-07-28 Relisted — MLS Technology, Inc.
• 2025-07-28 Listing Removed — MLS Technology, Inc.
• 2025-07-09 Relisted — MLS Technology, Inc.
• 2025-07-07 Pending — MLS Technology, Inc.
• 2025-05-01 Listed $280,000 MLS Technology, Inc.
• 2024-11-19 Listing Removed — MLS Technology, Inc.
• 2024-10-24 Price Changed $280,000 MLS Technology, Inc.
• 2024-09-26 Listed $290,000 MLS Technology, Inc.
• 2024-09-26 Rental Removed $2,600 APPFOLIO
• 2024-09-17 Listed for Rent $2,600 APPFOLIO
• 2024-01-20 Listing Removed — MLS Technology, Inc.
• 2023-11-27 Price Changed $285,000 MLS Technology, Inc.
• 2023-10-25 Listed $290,000 MLS Technology, Inc.
• 2022-02-09 Sold (Public Records) $235,000 Public Records
• 2022-01-31 Sold (MLS) $235,000 MLS Technology, Inc.
• 2021-12-27 Pending — MLS Technology, Inc.
• 2021-11-09 Price Changed $239,999 MLS Technology, Inc.
• 2021-10-25 Relisted — MLS Technology, Inc.
• 2021-10-01 Pending — MLS Technology, Inc.
• 2021-10-01 Listing Removed — MLS Technology, Inc.
• 2021-09-17 Price Changed $240,000 MLS Technology, Inc.
• 2021-09-17 Listed $230,000 MLS Technology, Inc.
• 2018-09-28 Sold (Public Records) $125,000 Public Records
• 2004-07-28 Sold (Public Records) $139,000 Public Records
• 2004-02-24 Sold (Public Records) $90,000 Public Records
• 2004-02-23 Sold (MLS) $90,000 MLS Technology, Inc.
• 2004-02-04 Listing Removed — MLS Technology, Inc.
• 2003-12-04 Listed $104,900 MLS Technology, Inc.
• 1993-05-05 Sold (Public Records) $90,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,586 · +7.6% YoY. Source: county tax records.