2458 E 60th St N · Turley, OK 74130

$112,500

4 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.69 ac lot Est $122k · 8% under

---

Why this score? — see what drove the B- 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 +29.0/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Appreciation +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Country home on . 69 acre lot m/l. Courthouse records show home size as 1432 SF. Owner believes more square feet. 4 bedrooms or 3 with flex, split bedroom plan, 2 full baths with private master bath, 2 living areas. New roof June 2026. Some new flooring and fresh interior paint throughout. Enjoy the covered front porch or gather the family in the backyard. Crossed fenced your garden or livestock if preferred. Conveniently located to access Hwy 75.

Key facts

• 0.69 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Horses allowed

Exterior

• Parking: Detached garage; 2 garage spaces; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Built using wood frame with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered porch; Fire pit; Shed(s) / storage; Mature trees; Chain link, full privacy, and wire fencing

Interior

• Kitchen: Gas range connection; Oven; Range; Stove
• Flooring: Hardwood; Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Other interior features
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).

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: 4 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 (-2.7%/yr); year-one equity from $778 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 (-2.7% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $112,500

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. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $121,720
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5416 N Birmingham Ave	0.57mi	3/1.0 (-1)	1,420 (-1%)	15mo	$120,000	$85	55
6120 N Wheeling Ave	0.55mi	3/1.5 (-1)	1,505 (+5%)	6mo	$124,000	$82	54
5644 N Lewis Ave	0.28mi	3/1.0 (-1)	1,224 (-14%)	18mo	$75,000	$61	42
6102 N Wheeling Ave	0.54mi	3/1.5 (-1)	1,233 (-14%)	4mo	$140,000	$114	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $7,557
• Equity at exit: $18,287

10-year hold

• IRR: 14.9%
• Equity multiple: 2.24×
• Total profit: $39,048
• Equity at exit: $12,345

Cash invested: $31,500 (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 74130

• Home prices YoY: -1.2%
• Active inventory: 4
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$590
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $383

Break-even live

Break-even rent $847

Max offer price $112,500

Occupancy floor 66%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 E 54th St Tulsa, OK	4.0	2.0	1800	$1,600	$0.89	10d	1	0.87mi
1553 E 53rd St N Tulsa, OK	3.0	1.0	1100	$1,250	$1.14	1d	1	0.96mi
1530 E 52nd St N Tulsa, OK	3.0	2.0	1042	$1,500	$1.44	1d	1	1.05mi
2014 E 49th St N Tulsa, OK	3.0	1.0	970	$1,100	$1.13	23d	1	1.10mi
5510 N Johnstown Ave Tulsa, OK	3.0	1.0	972	$995	$1.02	1d	1	1.50mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $112,500 Pending 3 DOM
2. 2026-06-15
   days on market $112,500 Active 2 DOM
3. 2026-06-13
   remarks 451-char remark
4. 2026-06-13
   listed $112,500 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: $390 · $32/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$622/yr (+$52/mo · 159.6%)

ⓘ 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 3/10 Moderate 5% 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: $15,989
• − Mortgage interest: −$6,302
• − Property taxes: −$390
• − Insurance: −$562
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,273
• Taxable income: $2,904
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $3,902/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
• City population: 2,217
• Population (ZIP): 2,217

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 0.80)
• Race & ethnicity: Hispanic / Latino 27% White 26% Black 25% Two or more races 19% Native American 8% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Iranian 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 72% English-only · Spanish 26% Other Asian/Pacific 2% Arabic 0%

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: ▼ -2.70%
• Current HPI: 226.7769
• 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

1 event — show timeline

• 2026-06-13 Listed $112,500 MLS Technology, Inc.

Property tax history

+2.7%/yr

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