7876 E Latimer Pl · Tulsa, OK 74115

$92,000

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 31 Days on market

Built 1956 8,160 sqft lot Est $147k · 37% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling As Is - $1,000 Earnest Money & Proof of fund required - home has just received airport noise improvements.

Key facts

• Large backyard
• Storm cellar
• 8,160 sq ft lot

Tags

• LARGE BACKYARD
• STORM CELLAR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $458 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 rising fast (+4.6%/yr); 86 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 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 (-3.0% appreciation + 4.6% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $92k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.47% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.36%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $146,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 N 76th EastAvenue	0.29mi	3/1.0	1,176 (+1%)	7mo	$142,500	$121	80
7842 E Latimer Pl	0.08mi	3/1.0	1,014 (-13%)	2mo	$115,000	$113	73
806 N 78th EastAvenue	0.28mi	3/2.0	1,225 (+5%)	4mo	$240,000	$196	71
1044 N 77th EastAvenue	0.25mi	4/1.0 (+1)	1,248 (+7%)	2mo	$97,000	$78	70
6840 E King St	0.65mi	3/1.0	1,173 (+1%)	4mo	$148,000	$126	66
1365 N 76th EastAvenue	0.40mi	2/1.0 (-1)	1,024 (-12%)	1mo	$145,000	$142	55
1368 N 77th East Ave	0.38mi	2/1.0 (-1)	1,022 (-12%)	5mo	$81,000	$79	52
8909 E Latimer Ct	0.57mi	3/1.5	1,051 (-10%)	4mo	$88,000	$84	52
512 N 78th East Ave	0.51mi	3/2.0	1,296 (+11%)	4mo	$135,000	$104	50
7138 E King Pl	0.50mi	3/1.0	996 (-15%)	4mo	$159,900	$161	50
6837 E King Pl	0.65mi	4/2.0 (+1)	1,093 (-6%)	3mo	$175,000	$160	48
6918 E Oklahoma St	0.74mi	4/2.5 (+1)	1,273 (+9%)	7mo	$185,000	$145	34

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.64×
• Total profit: $16,464
• Equity at exit: $13,717

10-year hold

• IRR: 25.4%
• Equity multiple: 3.37×
• Total profit: $61,136
• Equity at exit: $7,954

Cash invested: $25,760 (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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $458

Break-even live

Break-even rent $770

Max offer price $92,000

Occupancy floor 61%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 S Mingo Rd Tulsa, OK	3.0	1.0	800	$1,200	$1.50	16d	5	1.33mi
1404 N Kingston Ave Tulsa, OK	4.0	1.0	1279	$1,350	$1.06	24d	1	1.38mi

Listing history 14 events

1. 2026-04-21
   status Pending
2. 2026-04-08
   price $92,000
3. 2026-04-08
   status Active
4. 2026-04-06
   status Pending
5. 2026-03-19
   listed $100,000 Active
6. 2005-07-06
   soldstatus $39,000 120-char remark

   Show marketing remark (120 chars)

   Selling As Is - $1,000 Earnest Money & Proof of fund required - home has just received airport noise improvements.

7. 2005-06-07
   historical 120-char remark

   Show marketing remark (120 chars)

   Selling As Is - $1,000 Earnest Money & Proof of fund required - home has just received airport noise improvements.

8. 2005-03-22
   listed $45,900 120-char remark

   Show marketing remark (120 chars)

   Selling As Is - $1,000 Earnest Money & Proof of fund required - home has just received airport noise improvements.

9. 2005-03-17
   historical
10. 2004-12-16
    listed $51,900
11. 1999-06-09
    historical
12. 1999-05-17
    soldstatus $44,000
13. 1999-05-11
    soldstatus $44,000
14. 1999-01-18
    listed $48,000

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 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: $16,209
• − Mortgage interest: −$5,153
• − Property taxes: −$1,054
• − Insurance: −$460
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,676
• Taxable income: $4,272
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $4,477/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): 24,297
• Household income: $44,608
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 805.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 44% White 33% Two or more races 19% Black 13% Native American 5%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42%

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: ▼ -26.82%
• Current HPI: 251.0869
• Rent YoY: ▲ 4.57%
• 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

+91.7% since first listed

14 events — show timeline

• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-04-08 Price Changed $92,000 MLS Technology, Inc.
• 2026-04-08 Relisted — MLS Technology, Inc.
• 2026-04-06 Pending — MLS Technology, Inc.
• 2026-03-19 Listed $100,000 MLS Technology, Inc.
• 2005-07-06 Sold (MLS) $39,000 MLS Technology, Inc.
• 2005-06-07 Listing Removed — MLS Technology, Inc.
• 2005-03-22 Listed $45,900 MLS Technology, Inc.
• 2005-03-17 Listing Removed — MLS Technology, Inc.
• 2004-12-16 Listed $51,900 MLS Technology, Inc.
• 1999-06-09 Listing Removed — MLS Technology, Inc.
• 1999-05-17 Sold (Public Records) $44,000 Public Records
• 1999-05-11 Sold (MLS) $44,000 MLS Technology, Inc.
• 1999-01-18 Listed $48,000 MLS Technology, Inc.

Property tax history

+3.6%/yr

Latest (2025): $1,054 · +8.7% YoY. Source: county tax records.