5769 E 29th St · Tulsa, OK 74114

$180,000

3 bd · 1.0 ba · 1,207 sqft · SingleFamily public records · 51 Days on market

Built 1955 7,320 sqft lot Est $220k · 18% under ↓ 3% since listing

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this 3-bedroom, 1-bath home, ideally located in desirable Midtown Tulsa. Centrally positioned in one of Tulsa’s more established neighborhoods, this property offers an outstanding opportunity for buyers looking to personalize a home while building immediate equity. Major improvements are already in place, including a brand-new roof in 2025, a Generac generator for added peace of mind, and vinyl, double-pane windows for improved efficiency and comfort. Priced to reflect cosmetic updates needed, this home presents exceptional value. Optional neighborhood pool membership adds to the lifestyle appeal, while convenient access to shopping, dining, and major highway

Key facts

• Generac generator
• Convenient access
• New roof

Tags

• NEW ROOF
• GENERAC GENERATOR
• VINYL DOUBLE-PANE WINDOWS
• NEIGHBORHOOD POOL MEMBERSHIP
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: Community gutters

Exterior

• Parking: Attached garage (1 car)
• Security: Owned security system; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Phone service available
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Rain gutters; Shed(s); Chain link and privacy fencing; Mature trees

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Master bedroom (first floor); Additional bedrooms (first floor)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom (first floor, hall/full bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl insulated windows; Laminate countertops; Electric range connection
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (13.6% below list).
• Recommended offer: $156k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 rising fast (+6.2%/yr); 143 active listings in the ZIP; 20 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 $1k of loan paydown is wiped out by about $5k 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 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $155,525 (13.6% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.86% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $219,674
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5729 E 28th St	0.11mi	3/1.5	1,252 (+4%)	2mo	$215,000	$172	85
5334 E 27th Pl	0.34mi	3/1.5	1,192 (-1%)	2mo	$215,000	$180	78
3018 S Joplin Ave	0.13mi	3/1.0	1,083 (-10%)	4mo	$208,000	$192	74
2447 S Irvington Ave	0.40mi	3/1.5	1,224 (+1%)	4mo	$152,000	$124	74
5943 E 25th St	0.46mi	3/1.5	1,152 (-5%)	2mo	$209,900	$182	68
5766 E 25th Pl	0.32mi	3/1.5	1,088 (-10%)	2mo	$230,000	$211	65
5709 E 24th St	0.53mi	3/2.0	1,260 (+4%)	3mo	$225,000	$179	61
5328 E 27th St	0.38mi	3/2.0	1,332 (+10%)	1mo	$274,800	$206	60
6716 E 27th Pl	0.62mi	3/1.5	1,264 (+5%)	2mo	$167,000	$132	60
5428 E 24th Pl	0.49mi	3/1.5	1,310 (+8%)	2mo	$250,000	$191	59
5807 E 22nd Pl S	0.64mi	3/1.5	1,128 (-6%)	1mo	$148,000	$131	56
6716 E 26th Ave	0.68mi	3/2.0	1,336 (+11%)	1mo	$265,000	$198	45

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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.65×
• Total profit: $-17,488
• Equity at exit: $26,839

10-year hold

• IRR: 3.8%
• Equity multiple: 1.32×
• Total profit: $15,896
• Equity at exit: $15,563

Cash invested: $50,400 (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 74114

• Rents YoY: 6.2%
• Active inventory: 143
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$944
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $102

Break-even live

Break-even rent $1,426

Max offer price $180,000

Occupancy floor 88%

Sensitivity live

Price	-10% $204	-5% $153	+0% $102	+5% $51	+10% $0
Rent	-10% $-21	-5% $41	+0% $102	+5% $163	+10% $225
Rate	-1.0pp $193	-0.5pp $148	base $102	+0.5pp $55	+1.0pp $8

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5905 E 30th St Tulsa, OK	3.0	2.0	1210	$1,550	$1.28	5d	1	0.07mi
5704 E 30th Pl Tulsa, OK	3.0	1.0	1070	$1,600	$1.50	25d	1	0.25mi
3272 S Lakewood Ave Tulsa, OK	1.0–2.0	1.0–1.5	841	$1,250	$1.49	17d	12	0.39mi
5714 E 33rd Ct Tulsa, OK	2.0	2.0	1077	$1,299	$1.21	25d	1	0.42mi
3257 S Hudson Ave Unit 3257 Tulsa, OK	2.0	2.0	1350	$1,295	$0.96	5d	1	0.53mi
5824 E 35th St Tulsa, OK	2.0	1.0	1000	$1,295	$1.29	17d	1	0.59mi
5301 E 32nd Pl Unit B Tulsa, OK	2.0	1.5	1005	$1,250	$1.24	5d	1	0.60mi
4814 E 34th St S Tulsa, OK	1.0–2.0	1.0–1.5	653	$1,045	$1.60	25d	5	0.90mi
2425 S Sandusky Ave Tulsa, OK	3.0	2.0	1017	$1,495	$1.47	23d	1	1.06mi
2425 S Sandusky Ave Tulsa, OK	3.0	2.0	1017	$1,495	$1.47	13d	1	1.06mi
6621 E 19th St Tulsa, OK	1.0–2.0	1.0–2.0	800	$1,050	$1.31	17d	4	1.07mi
7610 E 21st Pl Tulsa, OK	3.0	1.5	1136	$1,695	$1.49	5d	1	1.22mi
2535 S Pittsburg Ave Tulsa, OK	3.0	2.0	1213	$1,803	$1.49	3d	1	1.22mi
4130 E 22nd Pl Tulsa, OK	2.0	2.0	1255	$1,550	$1.24	5d	1	1.28mi
3701 S Richmond Ave Tulsa, OK	4.0	2.0	1252	$2,195	$1.75	13d	1	1.32mi
7625 E 21st St Tulsa, OK	1.0–3.0	1.0–1.5	775	$1,075	$1.39	17d	6	1.32mi
5810 E Skelly Dr Tulsa, OK	1.0–2.0	1.0–2.0	687	$1,610	$2.34	25d	5	1.34mi
6951 E 15th Pl Tulsa, OK	2.0	1.0	830	$920	$1.11	3d	2	1.41mi
3707 E 29th St Tulsa, OK	3.0	1.0	1204	$1,595	$1.32	25d	1	1.42mi
3147 S Louisville Ave Tulsa, OK	3.0	1.0	1350	$1,395	$1.03	25d	1	1.47mi

Listing history 17 events

1. 2026-06-22
   days on market $180,000 Active 51 DOM
2. 2026-06-18
   days on market $180,000 Active 48 DOM
3. 2026-06-17
   days on market $180,000 Active 47 DOM
4. 2026-06-16
   days on market $180,000 Active 46 DOM
5. 2026-06-15
   days on market $180,000 Active 45 DOM
6. 2026-06-13
   pricedays on market $180,000 Active 43 DOM
7. 2026-06-10
   days on market $191,000 Active 40 DOM
8. 2026-06-09
   days on market $191,000 Active 39 DOM
9. 2026-06-08
   days on market $191,000 Active 38 DOM
10. 2026-06-07
    days on market $191,000 Active 37 DOM
11. 2026-06-05
    days on market $191,000 Active 34 DOM
12. 2026-06-03
    days on market $191,000 Active 33 DOM
13. 2026-06-02
    days on market $191,000 Active 32 DOM
14. 2026-06-01
    days on market $191,000 Active 31 DOM
15. 2026-05-31
    days on market $191,000 Active 30 DOM
16. 2026-05-15
    price $191,000
17. 2026-05-01
    listed $197,000 Active

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$327/yr (+$27/mo · 25.3%)

ⓘ 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 ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $18,663
• − Mortgage interest: −$10,083
• − Property taxes: −$1,293
• − Insurance: −$900
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$5,236
• Taxable loss: −$1,835
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,664/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): 15,944
• Household income: $98,222
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 200.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 11% Hispanic / Latino 6% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 4% Lithuanian 4% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -386.32%
• Current HPI: 237.8036
• Rent YoY: ▲ 6.24%
• 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

-3.0% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $191,000 MLS Technology, Inc.
• 2026-05-01 Listed $197,000 MLS Technology, Inc.

Property tax history

+1.8%/yr

Latest (2025): $1,293 · +3.4% YoY. Source: county tax records.