7111 E Marshall St · Tulsa, OK 74115

$89,500

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 56 Days on market

Built 1952 7,560 sqft lot Est $120k · 25% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• 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

DO NOT DISTURB TENANTS. Great investment opportunity! This 2-bedroom, 1-bath home is perfect for investors looking to add to their portfolio or take on a project with strong potential. Property needs TLC and is being sold as-is, offering a chance to renovate and add value. Don’t miss out on this opportunity, schedule your showing today!

Key facts

• 7,560 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Lot approximately 0.174 acres
• Financial info: No additional financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Originally built (year from public records)
• Exterior features: Porch; Chain link fencing; No other exterior features listed

Interior

• Kitchen: Oven; Range
• Bedrooms: No bedroom details provided
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace (gas); Window cooling unit(s)
• Interior features: Aluminum window frames; Laminate countertops; No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1952 — 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: 1.10% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $119,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6948 E Marshall Pl	0.06mi	2/1.0	768 (0%)	12mo	$150,000	$195	88
6622 E Newton St	0.30mi	2/1.0	720 (-6%)	2mo	$80,000	$111	74
7103 E Latimer Pl	0.06mi	2/1.0	712 (-7%)	15mo	$75,000	$105	72
848 N 67th EastAvenue	0.37mi	2/1.0	816 (+6%)	2mo	$123,000	$151	71
7130 E Marshall Pl	0.06mi	3/1.0 (+1)	838 (+9%)	9mo	$145,500	$174	70
1023 N 68th St	0.22mi	3/1.0 (+1)	830 (+8%)	12mo	$145,000	$175	61
7317 E King Pl	0.19mi	3/1.0 (+1)	864 (+12%)	8mo	$134,900	$156	58
6722 E Marshall Pl	0.19mi	2/1.0	876 (+14%)	14mo	$137,000	$156	56
6303 E King St	0.58mi	2/1.0	795 (+4%)	16mo	$70,000	$88	54
7384 E Independence St	0.45mi	2/1.0	834 (+9%)	15mo	$150,000	$180	52
719 N Maplewood Ave	0.72mi	2/1.0	740 (-4%)	13mo	$142,000	$192	49
6273 E King Pl	0.47mi	2/1.0	864 (+12%)	17mo	$125,000	$145	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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,003
• Equity at exit: $13,345

10-year hold

• IRR: 12.1%
• Equity multiple: 2.02×
• Total profit: $25,454
• Equity at exit: $7,738

Cash invested: $25,060 (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: 7.6×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $219

Break-even live

Break-even rent $710

Max offer price $89,500

Occupancy floor 73%

Sensitivity live

Price	-10% $270	-5% $244	+0% $219	+5% $194	+10% $168
Rent	-10% $141	-5% $180	+0% $219	+5% $258	+10% $297
Rate	-1.0pp $264	-0.5pp $242	base $219	+0.5pp $196	+1.0pp $172

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	24d	1	1.39mi
6330 E 7th St Apt 12 Tulsa, OK	2.0	1.0	850	$1,025	$1.21	4d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $89,500 Active 56 DOM
2. 2026-06-17
   days on market $89,500 Active 55 DOM
3. 2026-06-16
   days on market $89,500 Active 54 DOM
4. 2026-06-15
   days on market $89,500 Active 53 DOM
5. 2026-06-13
   days on market $89,500 Active 51 DOM
6. 2026-06-10
   days on market $89,500 Active 48 DOM
7. 2026-06-09
   days on market $89,500 Active 47 DOM
8. 2026-06-08
   days on market $89,500 Active 46 DOM
9. 2026-06-07
   days on market $89,500 Active 45 DOM
10. 2026-06-05
    days on market $89,500 Active 42 DOM
11. 2026-06-03
    days on market $89,500 Active 41 DOM
12. 2026-06-02
    days on market $89,500 Active 40 DOM
13. 2026-06-01
    days on market $89,500 Active 39 DOM
14. 2026-05-31
    days on market $89,500 Active 38 DOM
15. 2026-04-23
    listed $89,500 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: $653 · $54/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$152/yr (+$13/mo · 23.4%)

ⓘ 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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,847
• − Mortgage interest: −$5,013
• − Property taxes: −$653
• − Insurance: −$448
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$2,604
• Taxable income: $1,234
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,331/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

• 2026-04-23 Listed $89,500 MLS Technology, Inc.

Property tax history

+3.7%/yr

Latest (2025): $653 · +8.7% YoY. Source: county tax records.