7862 E Marshall St · Tulsa, OK 74115

$65,000

3 bd · 1.0 ba · 1,307 sqft · SingleFamily public records · 5 Days on market

Built 1953 7,200 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor or remodel ready! This mid-century modern gem is in need of repairs, and is selling AS IS. This home features a metal roof and replacement windows. Conveniently located just minutes from Interstate 244 and Highway 11, and only a short drive to Tulsa International Airport, this home makes commuting, travel, shopping, and dining incredibly accessible. No financing accepted with repair or appraisal contingency. No repairs to be made by the Seller. Call today!

Key facts

• Metal roof
• Accessible commuting
• Replacement windows

Tags

• METAL ROOF
• REPLACEMENT WINDOWS
• ACCESSIBLE COMMUTING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Built with brick and wood frame; Metal roof
• Exterior features: Privacy fencing; Mature trees

Interior

• Kitchen: Oven; Range; Stove; Eat-in kitchen
• Bedrooms: Three bedrooms — all on the first floor
• Flooring: Laminate
• Bathrooms: One full bathroom with bathtub (hall bath) — first floor
• Heating & cooling: Central heating (gas); Central air
• Interior features: Vinyl windows; Laminate flooring; Laminate countertops; Gas range connection; Gas oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 18.5% 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 $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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.47%
• DSCR: 2.93
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $165,989
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8004 E Newton Pl	0.17mi	3/1.0	1,369 (+5%)	9mo	$189,900	$139	77
1044 N 77th EastAvenue	0.21mi	4/1.0 (+1)	1,248 (-4%)	2mo	$97,000	$78	76
1224 N 78th East Ave	0.16mi	3/2.0	1,300 (-0%)	15mo	$248,000	$191	76
806 N 78th EastAvenue	0.30mi	3/2.0	1,225 (-6%)	4mo	$240,000	$196	69
1321 N 76th EastAvenue	0.22mi	3/1.0	1,176 (-10%)	7mo	$142,500	$121	68
512 N 78th East Ave	0.55mi	3/2.0	1,296 (-1%)	4mo	$135,000	$104	66
1410 N 76th East Ave	0.37mi	4/1.0 (+1)	1,228 (-6%)	13mo	$158,475	$129	57
1027 N 76th EastAvenue	0.26mi	4/2.0 (+1)	1,457 (+12%)	5mo	$184,500	$127	55
7308 E King St	0.42mi	3/1.0	1,140 (-13%)	8mo	$87,000	$76	52
6840 E King St	0.62mi	3/1.0	1,173 (-10%)	4mo	$148,000	$126	51
6918 E Oklahoma St	0.68mi	4/2.5 (+1)	1,273 (-3%)	7mo	$185,000	$145	48
7117 E King Pl	0.50mi	3/1.0	1,497 (+14%)	11mo	$158,000	$106	43

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: 42.1%
• Equity multiple: 2.85×
• Total profit: $33,636
• Equity at exit: $9,692

10-year hold

• IRR: 48.9%
• Equity multiple: 6.09×
• Total profit: $92,575
• 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 74115

• Home prices YoY: -9.7%
• Rents YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $659

Break-even live

Break-even rent $522

Max offer price $65,000

Occupancy floor 46%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 N Kingston Ave Tulsa, OK	4.0	1.0	1279	$1,350	$1.06	24d	1	1.31mi
444 S Mingo Rd Tulsa, OK	3.0	1.0	800	$1,200	$1.50	16d	5	1.42mi

Listing history 5 events

1. 2026-06-05
   status $65,000 Pending 5 DOM
2. 2026-06-03
   days on market $65,000 Active 5 DOM
3. 2026-06-02
   days on market $65,000 Active 4 DOM
4. 2026-06-01
   days on market $65,000 Active 3 DOM
5. 2026-05-31
   days on market $65,000 Active 2 DOM

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$56/yr (+$5/mo · 10.6%)

ⓘ 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 · 17 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: $16,274
• − Mortgage interest: −$3,641
• − Property taxes: −$529
• − Insurance: −$325
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$1,891
• Taxable income: $7,285
• Est. tax owed @ 24.0%: −$1,748
• After-tax cash flow: $6,164/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

1 event — show timeline

• 2026-05-29 Listed $65,000 MLS Technology, Inc.

Property tax history

+3.0%/yr

Latest (2025): $529 · +7.3% YoY. Source: county tax records.