2221 E 67th St #1310 · Tulsa, OK 74136

$65,000

2 bd · 2.5 ba · 1,114 sqft · Condo · 155 Days on market

Built 1977 $335/mo HOA · 31% of rent

---

Why this score? — see what drove the C- 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 +18.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Livability +3.8/5.0
• 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

Updated contemporary-style condo near ORU and Southern Hills Country Club. Two bedrooms upstairs. Each bedroom has its own private bath. The living room is spacious and has stained concrete flooring and built-in shelves. Granite countertops in kitchen. Refrigerator, washer and dryer stay. Stylish half-bath downstairs. Condo is located near the front of the complex with lots of parking areas. Monthly HOA dues include water/sewer, trash, courtesy patrol, pool, clubroom, Cable TV and exterior maintenance.

Key facts

• Large master suite
• Trayed ceiling
• Granite kitchen

Tags

• UPDATED TOWNHOME
• GRANITE KITCHEN
• STAINLESS STEEL APPLIANCES
• TRAYED CEILING
• BUILT-IN BOOKCASE
• LARGE MASTER SUITE

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $56 ($677/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 flat; 172 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $449 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 155 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.64% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 5.1

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-9,086
• Equity at exit: $9,692

10-year hold

• IRR: -13.1%
• Equity multiple: 0.36×
• Total profit: $-11,666
• Equity at exit: $5,620

Cash invested: $18,200 (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 74136

• Home prices YoY: -31.4%
• Rents YoY: 0.7%
• Active inventory: 172
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$335
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $56

Break-even live

Break-even rent $993

Max offer price $65,000

Occupancy floor 90%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	$1,044	$1.04	2d	12	0.10mi
6732 S Lewis Ave #313 Tulsa, OK	2.0	2.0	1350	$1,400	$1.04	3d	1	0.12mi
6805 S Lewis Ave Tulsa, OK	2.0	1.5–2.0	1200	$1,174	$0.98	2d	4	0.17mi
1802 E 66th Pl Tulsa, OK	1.0–2.0	1.0–2.0	695	$1,100	$1.58	21d	3	0.24mi
6639 S Victor Ave Unit G208 Tulsa, OK	1.0	1.0	800	$850	$1.06	16d	1	0.28mi
6639 S Victor Ave Unit G203 Tulsa, OK	1.0	1.0	800	$850	$1.06	24d	1	0.29mi
1818 E 71st St Tulsa, OK	2.0	1.0–2.0	700	$1,062	$1.52	2d	37	0.53mi
6760 S Trenton Pl Tulsa, OK	2.0	2.0	900	$900	$1.00	10d	1	0.53mi
6760 S Trenton Pl Tulsa, OK	1.0	1.0	700	$745	$1.06	24d	1	0.53mi
6135 S Troost Ave Unit 6135 Tulsa, OK	2.0	2.0	1150	$1,125	$0.98	24d	1	0.67mi
6105 S Troost Ave Tulsa, OK	2.0	2.0	1124	$1,300	$1.16	24d	1	0.73mi
2218 E 59th St Tulsa, OK	1.0–2.0	1.0	787	$1,199	$1.52	3d	4	0.80mi
1514 E 73rd Pl Tulsa, OK	3.0	2.0	1461	$1,450	$0.99	10d	1	0.82mi
6642 S Peoria Ave Tulsa, OK	1.0–2.0	1.0	712	$1,100	$1.54	11d	2	0.91mi
6732 S Peoria Ave Tulsa, OK	1.0–2.0	1.0–2.0	810	$926	$1.14	2d	4	0.96mi
7901 Riverside Pkwy Tulsa, OK	2.0	2.0	950	$884	$0.93	3d	16	1.04mi
1337 E 61st St Tulsa, OK	1.0–2.0	1.0	700	$1,051	$1.50	3d	14	1.07mi
7803 S Wheeling Ave Tulsa, OK	1.0–2.0	1.0–2.0	800	$849	$1.06	24d	10	1.12mi
6345 S Madison Pl Unit 1 Tulsa, OK	3.0	2.0	1080	$1,100	$1.02	3d	1	1.14mi
1110 E 60th St Tulsa, OK	1.0–2.0	1.0–2.0	794	$1,069	$1.35	3d	4	1.19mi
1320 E 58th St Tulsa, OK	1.0	1.0	980	$1,200	$1.22	21d	1	1.20mi
6119 S Madison Pl Tulsa, OK	3.0	2.0	1214	$1,550	$1.28	10d	1	1.23mi
910 E 61st St Tulsa, OK	1.0	1.0	700	$926	$1.32	3d	1	1.29mi
5628 S Peoria Ave Unit 5628A-P Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.30mi
5624 S Peoria Ave Unit 5624C-P Tulsa, OK	2.0	1.0	850	$1,000	$1.18	3d	1	1.31mi
5607 S Quaker Ave Unit 5607D-Q Tulsa, OK	2.0	2.0	950	$1,100	$1.16	3d	1	1.34mi
1037 E 57th Pl #5 Tulsa, OK	1.0	1.5	1088	$1,100	$1.01	24d	1	1.41mi
5270 S Lewis Ave Tulsa, OK	2.0	2.0	1050	$950	$0.90	24d	8	1.49mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: watersewertrashcableexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-14
   status Pending
2. 2026-03-03
   price $65,000
3. 2026-01-12
   price $69,900
4. 2025-11-10
   listed $75,000 Active
5. 2021-09-24
   soldstatus $52,000 Closed 507-char remark

   Show marketing remark (507 chars)

   Updated contemporary-style condo near ORU and Southern Hills Country Club. Two bedrooms upstairs. Each bedroom has its own private bath. The living room is spacious and has stained concrete flooring and built-in shelves. Granite countertops in kitchen. Refrigerator, washer and dryer stay. Stylish half-bath downstairs. Condo is located near the front of the complex with lots of parking areas. Monthly HOA dues include water/sewer, trash, courtesy patrol, pool, clubroom, Cable TV and exterior maintenance.

6. 2021-08-28
   status Pending 507-char remark

   Show marketing remark (507 chars)

   Updated contemporary-style condo near ORU and Southern Hills Country Club. Two bedrooms upstairs. Each bedroom has its own private bath. The living room is spacious and has stained concrete flooring and built-in shelves. Granite countertops in kitchen. Refrigerator, washer and dryer stay. Stylish half-bath downstairs. Condo is located near the front of the complex with lots of parking areas. Monthly HOA dues include water/sewer, trash, courtesy patrol, pool, clubroom, Cable TV and exterior maintenance.

7. 2021-08-10
   listed $49,000 Active 507-char remark

   Show marketing remark (507 chars)

   Updated contemporary-style condo near ORU and Southern Hills Country Club. Two bedrooms upstairs. Each bedroom has its own private bath. The living room is spacious and has stained concrete flooring and built-in shelves. Granite countertops in kitchen. Refrigerator, washer and dryer stay. Stylish half-bath downstairs. Condo is located near the front of the complex with lots of parking areas. Monthly HOA dues include water/sewer, trash, courtesy patrol, pool, clubroom, Cable TV and exterior maintenance.

8. 2008-03-17
   soldstatus $44,900 259-char remark

   Show marketing remark (259 chars)

   2 story near Southern Hills Country Club and ORU - parking in front of residence. Updated & beautifully done with stained concrete floors, newer carpet, neutral colors, newer appliances. Master bath has been redone. Home is ready to move in. A MUST SEE!

9. 2008-02-27
   historical 259-char remark

   Show marketing remark (259 chars)

   2 story near Southern Hills Country Club and ORU - parking in front of residence. Updated & beautifully done with stained concrete floors, newer carpet, neutral colors, newer appliances. Master bath has been redone. Home is ready to move in. A MUST SEE!

10. 2008-02-04
    listed $46,200 259-char remark

    Show marketing remark (259 chars)

    2 story near Southern Hills Country Club and ORU - parking in front of residence. Updated & beautifully done with stained concrete floors, newer carpet, neutral colors, newer appliances. Master bath has been redone. Home is ready to move in. A MUST 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: $12,768
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − HOA: −$4,020
• − Depreciation: −$1,891
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $707/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

+40.7% since first listed

10 events — show timeline

• 2026-04-14 Pending — MLS Technology, Inc.
• 2026-03-03 Price Changed $65,000 MLS Technology, Inc.
• 2026-01-12 Price Changed $69,900 MLS Technology, Inc.
• 2025-11-10 Listed $75,000 MLS Technology, Inc.
• 2021-09-24 Sold (MLS) $52,000 MLS Technology, Inc.
• 2021-08-28 Pending — MLS Technology, Inc.
• 2021-08-10 Listed $49,000 MLS Technology, Inc.
• 2008-03-17 Sold (MLS) $44,900 MLS Technology, Inc.
• 2008-02-27 Listing Removed — MLS Technology, Inc.
• 2008-02-04 Listed $46,200 MLS Technology, Inc.