9226 S Fulton Ave · Tulsa, OK 74137

$249,900

4 bd · 2.0 ba · 2,536 sqft · SingleFamily public records · 67 Days on market

Built 1990 6,781 sqft lot Est $370k · 33% under $19/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• 1% rule +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location for this two-story spacious home. Cul de Sac, Jenk Schools, near 91st & Yala Ave, short drive to Turnpike ! $ 4 Bedrooms, Bonus Room , Shopping & Schools nearby! take a look today! New Carpet! Reduced Price!

Key facts

• Excellent potential
• Quiet cul-de-sac
• Large lot

Tags

• LARGE LOT
• QUIET CUL-DE-SAC
• QUICK ACCESS TO TURNPIKE
• NEAR SHOPPING AND SCHOOLS
• EXCELLENT POTENTIAL

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $230

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Two-story home; Faces northeast; Slab foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Partial fencing; Located on a cul-de-sac

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Carpet; Concrete
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Electric heating; Gas heating; Central air conditioning
• Interior features: Granite counters; No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-8 ($-96/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (7.4% below list).
• Recommended offer: $231k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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-.
• 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.
• Zoned schools: Jenks East Es (math 29% / reading 20%, grade F, #354 of 845 statewide, top 47%, 1,443 students, 0% FRL); Jenks Ms (math 22% / reading 30%, grade F, #79 of 345 statewide, top 24%, 1,831 students, 0% FRL); Jenks Hs (math 40% / reading 49%, grade F, #15 of 447 statewide, top 4%, 3,547 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.4%/yr); 227 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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 67 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $231,419 (7.4% 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 67 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.93% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $370,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9332 S Darlington Ave	0.15mi	4/2.5	2,455 (-3%)	5mo	$345,000	$141	82
9230 S Fulton Ave	0.01mi	4/2.5	2,352 (-7%)	5mo	$340,000	$145	81
9750 S Granite Ave	0.40mi	4/2.5	2,638 (+4%)	9mo	$448,000	$170	65
4926 E 97th St	0.49mi	3/2.5 (-1)	2,456 (-3%)	2mo	$407,000	$166	64
6307 E 96th St	0.53mi	3/2.0 (-1)	2,283 (-10%)	1mo	$315,000	$138	53
9404 S Norwood Ave	0.45mi	3/2.0 (-1)	2,271 (-10%)	7mo	$305,000	$134	51
5104 E 97th Ct	0.47mi	3/3.0 (-1)	2,751 (+8%)	7mo	$450,000	$164	49
9141 S Lakewood Ave	0.40mi	3/2.5 (-1)	2,248 (-11%)	8mo	$328,000	$146	49
9512 S Norwood Ave	0.56mi	3/2.5 (-1)	2,259 (-11%)	1mo	$306,000	$135	48
9920 S Irvington Ave	0.62mi	4/3.0	2,855 (+13%)	1mo	$560,000	$196	45
9361 S 67th EastAvenue	0.74mi	4/2.5	2,805 (+11%)	8mo	$314,000	$112	40
5811 E 100th Pl	0.71mi	3/2.0 (-1)	2,194 (-14%)	7mo	$390,000	$178	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 · 2.43% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-42,222
• Equity at exit: $37,261

10-year hold

• IRR: -10.2%
• Equity multiple: 0.39×
• Total profit: $-42,361
• Equity at exit: $21,607

Cash invested: $69,972 (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 74137

• Rents YoY: 2.4%
• Active inventory: 227
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,314 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$403 /mo · $4,831/yr
• Insurance: −$104
• HOA: −$19
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-8

Break-even live

Break-even rent $2,324

Max offer price $248,487

Occupancy floor 95%

Sensitivity live

Price	-10% $133	-5% $63	+0% $-8	+5% $-79	+10% $-149
Rent	-10% $-191	-5% $-99	+0% $-8	+5% $83	+10% $175
Rate	-1.0pp $118	-0.5pp $56	base $-8	+0.5pp $-73	+1.0pp $-139

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9215 S Erie Ave Tulsa, OK	5.0	3.0	2800	$2,750	$0.98	12d	1	0.03mi
9224 S Hudson Ave Tulsa, OK	4.0	2.5	2524	$2,450	$0.97	18d	1	0.08mi
6506 E 90th St Unit 6506 Tulsa, OK	3.0	2.0	1839	$1,550	$0.84	25d	1	0.70mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 41 events

1. 2026-06-21
   days on market $249,900 Active 67 DOM
2. 2026-06-18
   days on market $249,900 Active 64 DOM
3. 2026-06-17
   days on market $249,900 Active 63 DOM
4. 2026-06-16
   days on market $249,900 Active 62 DOM
5. 2026-06-15
   days on market $249,900 Active 61 DOM
6. 2026-06-13
   days on market $249,900 Active 59 DOM
7. 2026-06-13
   status $249,900 Active 58 DOM
8. 2026-05-12
   price $249,900
9. 2026-03-31
   listed $273,500 Active
10. 2022-11-07
    soldstatus $308,000
11. 2022-11-04
    soldstatus $309,900 Closed 235-char remark

    Show marketing remark (235 chars)

    Great Location for this two-story spacious home. Cul de Sac, Jenk Schools, near 91st & Yala Ave, short drive to Turnpike ! $ 4 Bedrooms, Bonus Room , Shopping & Schools nearby! take a look today! New Carpet! Reduced Price!

12. 2022-09-28
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Great Location for this two-story spacious home. Cul de Sac, Jenk Schools, near 91st & Yala Ave, short drive to Turnpike ! $ 4 Bedrooms, Bonus Room , Shopping & Schools nearby! take a look today! New Carpet! Reduced Price!

13. 2022-09-08
    price $309,900 235-char remark

    Show marketing remark (235 chars)

    Great Location for this two-story spacious home. Cul de Sac, Jenk Schools, near 91st & Yala Ave, short drive to Turnpike ! $ 4 Bedrooms, Bonus Room , Shopping & Schools nearby! take a look today! New Carpet! Reduced Price!

14. 2022-09-01
    price $319,000 235-char remark

    Show marketing remark (235 chars)

    Great Location for this two-story spacious home. Cul de Sac, Jenk Schools, near 91st & Yala Ave, short drive to Turnpike ! $ 4 Bedrooms, Bonus Room , Shopping & Schools nearby! take a look today! New Carpet! Reduced Price!

15. 2022-08-16
    price $324,900 235-char remark

    Show marketing remark (235 chars)

    Great Location for this two-story spacious home. Cul de Sac, Jenk Schools, near 91st & Yala Ave, short drive to Turnpike ! $ 4 Bedrooms, Bonus Room , Shopping & Schools nearby! take a look today! New Carpet! Reduced Price!

16. 2022-07-27
    price $330,000 235-char remark

    Show marketing remark (235 chars)

    Great Location for this two-story spacious home. Cul de Sac, Jenk Schools, near 91st & Yala Ave, short drive to Turnpike ! $ 4 Bedrooms, Bonus Room , Shopping & Schools nearby! take a look today! New Carpet! Reduced Price!

17. 2022-06-24
    listed $347,000 Active 235-char remark

    Show marketing remark (235 chars)

    Great Location for this two-story spacious home. Cul de Sac, Jenk Schools, near 91st & Yala Ave, short drive to Turnpike ! $ 4 Bedrooms, Bonus Room , Shopping & Schools nearby! take a look today! New Carpet! Reduced Price!

18. 2020-06-05
    soldstatus $205,000
19. 2017-07-12
    historical
20. 2017-07-07
    price $204,900
21. 2017-06-16
    price $209,900
22. 2017-06-09
    price $219,900
23. 2017-05-26
    listed $227,900 Active
24. 2016-04-25
    historical
25. 2016-04-06
    price $189,900
26. 2016-03-14
    price $192,800
27. 2016-01-13
    listed $192,900 Active
28. 2015-12-16
    historical
29. 2015-12-10
    price $195,900
30. 2015-11-09
    price $199,900
31. 2015-10-27
    price $209,900
32. 2015-10-09
    price $214,900
33. 2015-09-22
    listed $219,900 Active
34. 2015-08-03
    soldstatus $121,000
35. 2015-08-03
    soldstatus $154,000
36. 2003-04-29
    soldstatus $145,000
37. 2003-04-25
    soldstatus $145,000
38. 2003-03-24
    historical
39. 2002-10-01
    listed $145,000
40. 1990-10-01
    soldstatus $87,000
41. 1990-05-11
    soldstatus $28,000

ⓘ 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: $4,831 · $403/mo
• Projected year-2 tax: $4,831 · $403/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,770
• − Mortgage interest: −$13,998
• − Property taxes: −$4,831
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − HOA: −$228
• − Depreciation: −$7,270
• Taxable loss: −$4,250
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $924/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
• County: Tulsa County · 640,811 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 28,533
• Household income: $102,798
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 751.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 9% Hispanic / Latino 6% Asian 5% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Italian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -141.68%
• Current HPI: 192.2879
• Rent YoY: ▲ 2.43%
• 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

+792.5% since first listed

34 events — show timeline

• 2026-05-12 Price Changed $249,900 MLS Technology, Inc.
• 2026-03-31 Listed $273,500 MLS Technology, Inc.
• 2022-11-07 Sold (Public Records) $308,000 Public Records
• 2022-11-04 Sold (MLS) $309,900 MLS Technology, Inc.
• 2022-09-28 Pending — MLS Technology, Inc.
• 2022-09-08 Price Changed $309,900 MLS Technology, Inc.
• 2022-09-01 Price Changed $319,000 MLS Technology, Inc.
• 2022-08-16 Price Changed $324,900 MLS Technology, Inc.
• 2022-07-27 Price Changed $330,000 MLS Technology, Inc.
• 2022-06-24 Listed $347,000 MLS Technology, Inc.
• 2020-06-05 Sold (Public Records) $205,000 Public Records
• 2017-07-12 Listing Removed — MLS Technology, Inc.
• 2017-07-07 Price Changed $204,900 MLS Technology, Inc.
• 2017-06-16 Price Changed $209,900 MLS Technology, Inc.
• 2017-06-09 Price Changed $219,900 MLS Technology, Inc.
• 2017-05-26 Listed $227,900 MLS Technology, Inc.
• 2016-04-25 Listing Removed — MLS Technology, Inc.
• 2016-04-06 Price Changed $189,900 MLS Technology, Inc.
• 2016-03-14 Price Changed $192,800 MLS Technology, Inc.
• 2016-01-13 Listed $192,900 MLS Technology, Inc.
• 2015-12-16 Listing Removed — MLS Technology, Inc.
• 2015-12-10 Price Changed $195,900 MLS Technology, Inc.
• 2015-11-09 Price Changed $199,900 MLS Technology, Inc.
• 2015-10-27 Price Changed $209,900 MLS Technology, Inc.
• 2015-10-09 Price Changed $214,900 MLS Technology, Inc.
• 2015-09-22 Listed $219,900 MLS Technology, Inc.
• 2015-08-03 Sold (Public Records) $154,000 Public Records
• 2015-08-03 Sold (Public Records) $121,000 Public Records
• 2003-04-29 Sold (Public Records) $145,000 Public Records
• 2003-04-25 Sold (MLS) $145,000 MLS Technology, Inc.
• 2003-03-24 Listing Removed — MLS Technology, Inc.
• 2002-10-01 Listed $145,000 MLS Technology, Inc.
• 1990-10-01 Sold (Public Records) $87,000 Public Records
• 1990-05-11 Sold (Public Records) $28,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,831 · +9.4% YoY. Source: county tax records.