6734 E Independence St · Tulsa, OK 74115

$115,200

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 157 Days on market

Built 1953 7,695 sqft lot Est $126k · 9% under

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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 +20.3/30.0
• ARV discount +11.4/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• 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 MLS

DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

Key facts

• 7,695 sq ft lot
• Built 1953
• Listed 157 days

Property features AI

Exterior

• Home design: Single-story home; North-facing
• Construction: Year built per public records
• Exterior features: No safety shelter; Lot approximately 0.177 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $110k (4.5% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $796 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.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $101,376 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $126,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 N 67th EastAvenue	0.15mi	2/1.0 (-1)	816 (-3%)	2mo	$123,000	$151	82
6712 E Haskell St	0.14mi	4/1.0 (+1)	888 (+6%)	5mo	$130,000	$146	74
729 N 72nd EastAvenue	0.21mi	4/1.0 (+1)	912 (+9%)	1mo	$135,000	$148	70
6826 King Pl	0.23mi	3/1.0	928 (+10%)	4mo	$110,000	$119	69
7148 E Marshall St	0.42mi	2/1.0 (-1)	888 (+6%)	1mo	$150,000	$169	65
6917 E Marshall St	0.36mi	3/1.0	912 (+9%)	5mo	$133,000	$146	64
220 S 67th EastAvenue	0.55mi	2/1.0 (-1)	810 (-4%)	3mo	$135,000	$167	61
5923 E King Pl	0.62mi	2/1.0 (-1)	849 (+1%)	6mo	$138,800	$163	59
232 S 69th EastAvenue	0.55mi	2/1.0 (-1)	790 (-6%)	2mo	$137,500	$174	57
807 N Kingston Ave	0.52mi	2/1.0 (-1)	768 (-9%)	3mo	$115,000	$150	54
425 S 66th EastAvenue	0.68mi	3/1.0	912 (+9%)	2mo	$90,000	$99	52
6622 E Newton St	0.49mi	2/1.0 (-1)	720 (-14%)	2mo	$80,000	$111	47

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,558
• Equity at exit: $17,177

10-year hold

• IRR: 5.1%
• Equity multiple: 1.40×
• Total profit: $12,846
• Equity at exit: $9,960

Cash invested: $32,256 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$604
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $147

Break-even live

Break-even rent $913

Max offer price $115,200

Occupancy floor 82%

Sensitivity live

Price	-10% $212	-5% $180	+0% $147	+5% $115	+10% $82
Rent	-10% $60	-5% $104	+0% $147	+5% $191	+10% $234
Rate	-1.0pp $205	-0.5pp $176	base $147	+0.5pp $117	+1.0pp $87

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: $28,800
• Closing costs: $3,456
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6330 E 7th St Apt 12 Tulsa, OK	2.0	1.0	850	$1,025	$1.21	4d	1	1.10mi
6938 E 10th St Unit 6944 Tulsa, OK	2.0	1.0	770	$850	$1.10	24d	1	1.20mi
917 N Yale Ave Tulsa, OK	1.0–2.0	1.0	725	$725	$1.00	24d	1	1.22mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	4d	1	1.41mi
1240 S 74th East Ave Tulsa, OK	2.0	1.5	832	$1,000	$1.20	24d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $115,200 Active 157 DOM
2. 2026-06-17
   days on market $115,200 Active 156 DOM
3. 2026-06-16
   days on market $115,200 Active 155 DOM
4. 2026-06-15
   days on market $115,200 Active 154 DOM
5. 2026-06-13
   days on market $115,200 Active 152 DOM
6. 2026-06-10
   days on market $115,200 Active 149 DOM
7. 2026-06-09
   days on market $115,200 Active 148 DOM
8. 2026-06-08
   days on market $115,200 Active 147 DOM
9. 2026-06-07
   days on market $115,200 Active 146 DOM
10. 2026-06-05
    days on market $115,200 Active 143 DOM
11. 2026-06-03
    days on market $115,200 Active 142 DOM
12. 2026-06-02
    days on market $115,200 Active 141 DOM
13. 2026-06-01
    days on market $115,200 Active 140 DOM
14. 2026-05-31
    days on market $115,200 Active 139 DOM
15. 2026-04-24
    price $115,200
16. 2026-03-16
    price $115,400
17. 2026-01-23
    price $116,400
18. 2026-01-15
    price $118,900
19. 2026-01-12
    listed $123,900 Active
20. 2021-06-10
    soldstatus $1,450,000
21. 2021-05-28
    soldstatus $45,312 Closed 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

22. 2021-04-23
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

23. 2021-03-29
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

24. 2021-03-03
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

25. 2021-01-26
    status Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

26. 2021-01-08
    status Pending 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

27. 2020-12-31
    historical 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

28. 2020-09-30
    listed $54,687 Active 75-char remark

    Show marketing remark (75 chars)

    DO NOT DISTURB TENANTS! Part of a 64 property package sold for 3.5 million.

29. 2020-06-24
    historical
30. 2020-06-11
    price $3,200,000
31. 2020-04-30
    listed $3,600,000 Active
32. 2017-07-27
    soldstatus $52,000

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$203/yr (+$17/mo · 24.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,197
• − Mortgage interest: −$6,453
• − Property taxes: −$834
• − Insurance: −$576
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,351
• Taxable loss: −$129
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,797/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

+121.5% since first listed

18 events — show timeline

• 2026-04-24 Price Changed $115,200 MLS Technology, Inc.
• 2026-03-16 Price Changed $115,400 MLS Technology, Inc.
• 2026-01-23 Price Changed $116,400 MLS Technology, Inc.
• 2026-01-15 Price Changed $118,900 MLS Technology, Inc.
• 2026-01-12 Listed $123,900 MLS Technology, Inc.
• 2021-06-10 Sold (Public Records) $1,450,000 Public Records
• 2021-05-28 Sold (MLS) $45,312 MLS Technology, Inc.
• 2021-04-23 Pending — MLS Technology, Inc.
• 2021-03-29 Relisted — MLS Technology, Inc.
• 2021-03-03 Pending — MLS Technology, Inc.
• 2021-01-26 Relisted — MLS Technology, Inc.
• 2021-01-08 Pending — MLS Technology, Inc.
• 2020-12-31 Listing Removed — MLS Technology, Inc.
• 2020-09-30 Listed $54,687 MLS Technology, Inc.
• 2020-06-24 Listing Removed — MLS Technology, Inc.
• 2020-06-11 Price Changed $3,200,000 MLS Technology, Inc.
• 2020-04-30 Listed $3,600,000 MLS Technology, Inc.
• 2017-07-27 Sold (Public Records) $52,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $834 · +8.6% YoY. Source: county tax records.