6607 S Zunis Ave #2506 · Tulsa, OK 74136

$55,000

1 bd · 1.0 ba · 806 sqft · Condo · 31 Days on market

Built 1977 $300/mo HOA · 36% of rent

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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).

• Cash flow +11.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 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

Wonderful first home or great investment property. Recently updated carpet, fresh paint, very clean and move in ready! Wonderful community with a pool. Condo fee covers cable tv, water, sewer and trash. Low utility cost. Won't last long.

Key facts

• Corner unit condo
• Loft space
• New storm door

Tags

• CORNER UNIT CONDO
• LOFT SPACE
• FIREPLACE HEARTH NOOK
• NEW SLIDING GLASS DOOR
• NEW STORM DOOR
• UPDATED LIGHT FIXTURES

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee of $300; HOA covers cable TV, structure maintenance, sewer, trash, and water; Community amenities include a park, pool, and pet-friendly policy

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Faces northwest
• Construction: Brick veneer and stone veneer with wood frame construction; Asphalt/fiberglass roof; Slab foundation; Built per public records
• Exterior features: Concrete driveway; Dog run; Sprinkler/irrigation system; Landscaping; Rain gutters; Balcony; In-ground gunite pool

Interior

• Kitchen: Dishwasher; Oven; Range; Electric water heater
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet; Cable TV; Wired for data; Laminate counters; Aluminum window frames; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $-21 ($-248/yr) — negative.
• To cash-flow at today's rent, offer at most $52k (5.4% below list).
• Meets the 1% rule at list price ($835 rent vs $55k).
• Recommended offer: $52k (5.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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: 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.
• Zoned schools: Project Accept Traice Es (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 558 students, 0% FRL); Monroe Demonstration Ms (math 0% / reading 2%, grade F, #344 of 345 statewide, top 100%, 688 students, 0% FRL); Booker T. Washington Hs (math 41% / reading 61%, grade D+, #2 of 447 statewide, top 0%, 1,280 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 173 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $380 of loan paydown is wiped out by about $2k 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 31 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $33k; list at $55k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $52,004 (5.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.23×
• Total profit: $-11,890
• Equity at exit: $8,201

10-year hold

• IRR: -34.7%
• Equity multiple: -0.20×
• Total profit: $-18,531
• Equity at exit: $4,755

Cash invested: $15,400 (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 74136

• Home prices YoY: -31.4%
• Rents YoY: 0.7%
• Active inventory: 173
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $835 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$300
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-21

Break-even live

Break-even rent $861

Max offer price $52,004

Occupancy floor 97%

Sensitivity live

Price	-10% $17	-5% $-2	+0% $-21	+5% $-40	+10% $-59
Rent	-10% $-87	-5% $-54	+0% $-21	+5% $12	+10% $45
Rate	-1.0pp $7	-0.5pp $-7	base $-21	+0.5pp $-35	+1.0pp $-49

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6630 S Zunis Ave Tulsa, OK	1.0–3.0	1.0–2.0	1000	$789	$0.79	3d	12	0.04mi
1804 E 66th Pl Unit E108 Tulsa, OK	1.0	1.0	562	$850	$1.51	25d	1	0.17mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	562	$950	$1.69	5d	1	0.18mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$800	$1.15	23d	3	0.18mi
6609 S Lewis Ave Tulsa, OK	1.0	1.0	600	$816	$1.36	4d	5	0.20mi
6639 S Victor Ave Unit G208 Tulsa, OK	1.0	1.0	800	$850	$1.06	18d	1	0.22mi
6639 S Victor Ave Unit G203 Tulsa, OK	1.0	1.0	800	$850	$1.06	25d	1	0.22mi
6760 S Trenton Pl Tulsa, OK	1.0	1.0	700	$745	$1.06	25d	1	0.53mi
6760 S Trenton Pl Tulsa, OK	2.0	2.0	900	$900	$1.00	12d	1	0.53mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$873	$1.25	3d	37	0.56mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	25d	1	0.65mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$849	$1.08	5d	4	0.74mi
1329 E 64th St Tulsa, OK	1.0–2.0	1.0	624	$900	$1.44	3d	2	0.74mi
2409 E 59th Ct Unit 2433-4 Tulsa, OK	1.0	1.0	565	$675	$1.19	21d	1	0.77mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$875	$1.23	13d	2	0.85mi
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$709	$0.88	4d	4	0.91mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$699	$1.00	5d	14	0.98mi
7901 Riverside Pkwy Tulsa, OK	2.0	2.0	950	$884	$0.93	5d	16	1.00mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$849	$1.07	5d	4	1.10mi
1320 E 58th St Tulsa, OK	1.0	1.0	980	$1,200	$1.22	23d	1	1.11mi
7803 S Wheeling Ave Tulsa, OK	1.0–2.0	1.0–2.0	800	$699	$0.87	25d	10	1.18mi
5630 S Peoria Ave Unit 5630B-P Tulsa, OK	1.0	1.0	650	$925	$1.42	5d	1	1.19mi
5620 S Quaker Ave Unit 5620D-Q Tulsa, OK	1.0	1.0	650	$999	$1.54	25d	1	1.21mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	5d	1	1.21mi
910 E 61st St Tulsa, OK	1.0	1.0	700	$926	$1.32	5d	1	1.21mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	5d	1	1.22mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	5d	1	1.25mi
1037 E 57th Pl #5 Tulsa, OK	1.0	1.5	1088	$1,100	$1.01	25d	1	1.32mi
5270 S Lewis Ave Tulsa, OK	2.0	2.0	1050	$950	$0.90	25d	8	1.42mi
5151 S Utica Ave Tulsa, OK	1.0–2.0	1.0	799	$743	$0.93	3d	1	1.49mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watersewertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $55,000 Active 31 DOM
2. 2026-06-18
   days on market $55,000 Active 28 DOM
3. 2026-06-17
   days on market $55,000 Active 27 DOM
4. 2026-06-16
   days on market $55,000 Active 26 DOM
5. 2026-06-15
   days on market $55,000 Active 25 DOM
6. 2026-06-13
   days on market $55,000 Active 23 DOM
7. 2026-06-10
   days on market $55,000 Active 20 DOM
8. 2026-06-09
   days on market $55,000 Active 19 DOM
9. 2026-06-08
   days on market $55,000 Active 18 DOM
10. 2026-06-07
    days on market $55,000 Active 17 DOM
11. 2026-06-05
    days on market $55,000 Active 14 DOM
12. 2026-06-03
    days on market $55,000 Active 13 DOM
13. 2026-06-02
    days on market $55,000 Active 12 DOM
14. 2026-06-01
    days on market $55,000 Active 11 DOM
15. 2026-05-31
    days on market $55,000 Active 10 DOM
16. 2026-05-21
    listed $55,000 Active
17. 2021-03-01
    soldstatus $33,000 Closed 237-char remark

    Show marketing remark (237 chars)

    Wonderful first home or great investment property. Recently updated carpet, fresh paint, very clean and move in ready! Wonderful community with a pool. Condo fee covers cable tv, water, sewer and trash. Low utility cost. Won't last long.

18. 2021-01-14
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Wonderful first home or great investment property. Recently updated carpet, fresh paint, very clean and move in ready! Wonderful community with a pool. Condo fee covers cable tv, water, sewer and trash. Low utility cost. Won't last long.

19. 2020-12-21
    listed $35,000 Active 237-char remark

    Show marketing remark (237 chars)

    Wonderful first home or great investment property. Recently updated carpet, fresh paint, very clean and move in ready! Wonderful community with a pool. Condo fee covers cable tv, water, sewer and trash. Low utility cost. Won't last long.

20. 2014-12-25
    soldstatus $27,000 202-char remark

    Show marketing remark (202 chars)

    Located in the heart of South Tulsa, this condo is perfect for first time buyers looking for an inexpensive, high-quality home. Fridge stays! All new paint, updated HVAC, with open floor plan. Come see!

21. 2014-12-03
    historical 202-char remark

    Show marketing remark (202 chars)

    Located in the heart of South Tulsa, this condo is perfect for first time buyers looking for an inexpensive, high-quality home. Fridge stays! All new paint, updated HVAC, with open floor plan. Come see!

22. 2014-08-15
    listed $29,000 202-char remark

    Show marketing remark (202 chars)

    Located in the heart of South Tulsa, this condo is perfect for first time buyers looking for an inexpensive, high-quality home. Fridge stays! All new paint, updated HVAC, with open floor plan. Come see!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,016
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$801
• − Management: −$801
• − HOA: −$3,600
• − Depreciation: −$1,600
• Taxable loss: −$967
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $-16/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): 31,416
• Household income: $51,820
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2579.0

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 0.66)
• Race & ethnicity: White 55% Black 16% Two or more races 13% Hispanic / Latino 10% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 83% English-only · Spanish 8% Other Asian/Pacific 5% 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: ▼ -98.51%
• Current HPI: 215.3642
• Rent YoY: ▲ 0.74%
• 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

+89.7% since first listed

7 events — show timeline

• 2026-05-21 Listed $55,000 MLS Technology, Inc.
• 2021-03-01 Sold (MLS) $33,000 MLS Technology, Inc.
• 2021-01-14 Pending — MLS Technology, Inc.
• 2020-12-21 Listed $35,000 MLS Technology, Inc.
• 2014-12-25 Sold (MLS) $27,000 MLS Technology, Inc.
• 2014-12-03 Listing Removed — MLS Technology, Inc.
• 2014-08-15 Listed $29,000 MLS Technology, Inc.