450 W 7th St #1306 · Tulsa, OK 74119

$89,900

1 bd · 1.0 ba · 720 sqft · Condo · 139 Days on market

Built 1970 Good condition $125/sqft · 8% below area Est $98k · 8% under $862/mo HOA · 75% 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 +11.1/15.0
• Appreciation +8.4/10.0
• 1% rule +7.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Schools +2.1/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautifully light & bright! Enjoy spectacular sunset views all year & spectacular fireworks shows each summer! Open bar to living room for easy entertaining! Brand new LVT flooring! Custom lighting, window coverings, & modern finishes throughout! Custom whirlpool tub/shower! Newer stove & dishwasher! Washer & Dryer inside unit! HOA pays all utilities! Don't miss this one!

Key facts

• Private balcony
• Tiled backsplash
• Panoramic views

Tags

• PRIVATE BALCONY
• PANORAMIC VIEWS
• UPDATED VINYL PLANK FLOORING
• MODERN KITCHEN
• TILED BACKSPLASH
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-573 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $7k (92.3% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $7k (92.3% below list) — sets the bar for cash-flow.
• Cap rate -1.4% vs local median 4.1% in Tulsa — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 soft (-0.3%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $6k appreciation (6.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 75% of rent.
• 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 $6,914 (92.3% 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 139 days. Have you received any prior offers? Is the seller open to a 92% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: -1.36%
• Cash-on-cash: -27.34%
• DSCR: -0.22
• GRM: 6.5

CMA / ARV

• ARV (median comp): $97,730
• List price: $89,900
• Delta: -8.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 W 7th St #1705	0.01mi	1/1.0	720 (0%)	0mo	$100,000	$139	99
410 W 7th St #1025	0.06mi	1/1.0	720 (0%)	0mo	$139,000	$193	97
1502 S Boulder Ave Unit 15H	0.58mi	1/1.0	680 (-6%)	3mo	$124,000	$182	62
1502 S Boulder Ave Unit 10L	0.58mi	1/1.0	684 (-5%)	4mo	$115,000	$168	61
1500 S Frisco Ave Unit 2D	0.47mi	1/1.0	792 (+10%)	6mo	$170,000	$215	57
1502 S Boulder Ave Unit 10K	0.58mi	1/1.0	648 (-10%)	4mo	$143,000	$221	53
1308 S Houston Ave	0.35mi	2/1.0 (+1)	871 (+21%)	4mo	$230,000	$264	50
1735 S Peoria Ave #8	1.30mi	2/2.0 (+1)	747 (+4%)	4mo	$100,000	$134	47
1735 S Peoria Ave #5	1.30mi	2/2.0 (+1)	756 (+5%)	5mo	$120,000	$159	44
2300 S Riverside Dr Unit 5A	1.16mi	1/1.0	900 (+25%)	3mo	$289,900	$322	38
2300 Riverside Dr Unit 8A	1.16mi	1/1.0	900 (+25%)	5mo	$355,000	$394	36
2202 S Boston Ave Unit C 130	1.13mi	2/2.0 (+1)	899 (+25%)	5mo	$143,150	$159	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.88% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.66×
• Total profit: $-8,628
• Equity at exit: $61,590

10-year hold

• IRR: -0.5%
• Equity multiple: 0.89×
• Total profit: $-2,739
• Equity at exit: $116,357

Cash invested: $25,172 (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 →

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Median asking: $109,900 ($153/sqft)
• Median days on market: 160 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -11.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 74119

• Home prices YoY: 2.7%
• Rents YoY: -0.3%
• Active inventory: 86
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$862
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-573

Break-even live

Break-even rent $1,878

Max offer price $6,914

Occupancy floor —

Sensitivity live

Price	-10% $-511	-5% $-542	+0% $-573	+5% $-605	+10% $-636
Rent	-10% $-664	-5% $-619	+0% $-573	+5% $-528	+10% $-483
Rate	-1.0pp $-528	-0.5pp $-551	base $-573	+0.5pp $-597	+1.0pp $-620

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 S Denver Ave Tulsa, OK	1.0–2.0	1.0–2.0	960	$1,049	$1.09	0d	10	0.08mi
614 S Elwood Ave Tulsa, OK	1.0	1.0	700	$1,200	$1.71	0d	1	0.08mi
515 S Denver Ave Tulsa, OK	1.0	1.0	500	$700	$1.40	119d	1	0.20mi
7125 N 220th RD Tulsa, OK	2.0	1.0–2.0	855	$2,100	$2.46	0d	29	0.30mi
403 S Cheyenne Ave Tulsa, OK	1.0–2.0	1.0–2.0	850	$1,071	$1.26	0d	6	0.32mi
1403 S Frisco Ave Tulsa, OK	1.0	1.0	575	$900	$1.57	99d	1	0.33mi
406 S Boulder Ave Tulsa, OK	1.0–2.0	1.0–2.0	1082	$1,199	$1.11	0d	5	0.34mi
420 S Main St Tulsa, OK	2.0	1.0–2.0	1291	$2,000	$1.55	88d	12	0.37mi
6 E 5th St Unit 304 Tulsa, OK	1.0	1.0	689	$1,350	$1.96	93d	1	0.39mi
522 S Boston Ave Tulsa, OK	1.0	1.0	792	$1,404	$1.77	7d	6	0.40mi
324 S Main St Tulsa, OK	1.0–2.0	1.0–2.0	742	$1,100	$1.48	0d	7	0.42mi
9 E 4th St Tulsa, OK	2.0	1.0–2.0	675	$1,462	$2.17	0d	8	0.44mi
1620 S Elwood Ave Tulsa, OK	1.0	1.0	750	$1,025	$1.37	86d	1	0.55mi
727 S Olympia Ave Tulsa, OK	2.0	1.0	750	$995	$1.33	9d	1	0.59mi
625 S Elgin Ave Tulsa, OK	—	1.0	450	$825	$1.83	99d	1	0.63mi
1107 W 2nd St Ste A Tulsa, OK	1.0	1.0	640	$850	$1.33	93d	1	0.67mi
401 S Elgin Ave Tulsa, OK	1.0–2.0	1.0–2.0	901	$999	$1.11	3d	13	0.67mi
401 S Elgin Ave Unit 3165 Tulsa, OK	1.0	1.0	568	$1,099	$1.93	65d	1	0.68mi
401 S Elgin Ave Apt 3111 Tulsa, OK	1.0	1.0	723	$1,249	$1.73	85d	1	0.68mi
401 S Elgin Ave Unit 3132 Tulsa, OK	1.0	1.0	570	$1,299	$2.28	65d	1	0.68mi
401 S Elgin Ave Unit 3148 Tulsa, OK	1.0	1.0	587	$999	$1.70	2d	1	0.68mi
401 S Elgin Ave Unit 3150 Tulsa, OK	1.0	1.0	582	$1,199	$2.06	65d	1	0.68mi
401 S Elgin Ave Apt 3130 Tulsa, OK	1.0	1.0	583	$1,299	$2.23	2d	1	0.68mi
401 S Elgin Ave Unit 3147 Tulsa, OK	1.0	1.0	591	$999	$1.69	65d	1	0.68mi
1717 Riverside Dr Tulsa, OK	2.0	1.0–2.0	886	$1,678	$1.89	0d	17	0.71mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1095	$995	$0.91	93d	7	0.73mi
310 E 1st St Tulsa, OK	1.0–2.0	1.0–2.0	1110	$1,130	$1.02	115d	5	0.73mi
115 E 16th St Tulsa, OK	1.0–2.0	1.0	687	$850	$1.24	0d	1	0.73mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$750	$1.01	111d	1	0.75mi
1703 S Jackson Ave Tulsa, OK	1.0–2.0	1.0–2.0	745	$699	$0.94	119d	28	0.75mi
415 E 2nd St S Tulsa, OK	1.0–3.0	1.0–2.0	934	$1,350	$1.44	0d	16	0.78mi
1816 S Carson Ave Tulsa, OK	1.0–2.0	1.0–2.0	778	$949	$1.22	0d	12	0.80mi
120 E 17th St Tulsa, OK	1.0	1.0	580	$699	$1.21	119d	1	0.85mi
120 E 17th St Tulsa, OK	1.0	1.0	580	$649	$1.12	74d	1	0.85mi
120 E 17th St Tulsa, OK	1.0	1.0	600	$699	$1.17	93d	1	0.85mi
211 S Greenwood Ave Tulsa, OK	1.0–2.0	1.0–2.0	933	$1,359	$1.46	0d	20	0.87mi
505 E 2nd St S Tulsa, OK	1.0	1.0	739	$1,600	$2.17	111d	1	0.87mi
505 E 2nd St S Tulsa, OK	1.0	1.0	739	$1,600	$2.17	71d	1	0.87mi
505 E 2nd St S Tulsa, OK	1.0	1.0	528	$1,350	$2.56	4d	1	0.87mi
1817 S Baltimore Ave Unit 4 Tulsa, OK	2.0	1.0	750	$1,050	$1.40	119d	1	0.90mi

Property features AI

Finance

• Other: Less than 1 mile to water
• Financial info: Pets allowed for rentals
• HOA & community: Homeowners association with a monthly feeAssociation fee covers electricity, gas, sewer, trash, water, and structure maintenanceCommunity amenities include business center, clubhouse, fitness center, gated access, shared laundry, park, pool, parking, pet-friendly policy, guard, and tennis courtsSidewalks in the communityPets allowed

Exterior

• Parking: Covered parking
• Security: Smoke detectorsNo safety shelter
• Utilities: Cable availableElectricity availableNatural gas availableHigh-speed internet availablePhone availablePublic waterPublic sewer
• Home design: One-story buildingFaces southBasement
• Construction: Concrete constructionBasement foundationYear built per public records
• Exterior features: Concrete drivewaySprinkler/irrigation systemLandscapingExterior lightingTennis court(s)BalconyDecorative, electric, full fencingMature treesViews or proximity to the Arkansas River

Interior

• Kitchen: RefrigeratorRange / Oven / StoveMicrowaveDishwasherPantry
• Bedrooms: Master bedroom on the first floor
• Flooring: CarpetTileVinyl
• Bathrooms: One full bathroom (first floor, hall/full bath)
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Aluminum window framesHigh-speed internet available insideCable TV wiringWired for dataCeiling fansLaminate countertopsGas range and gas oven connectionsAccessible elevator installedAccessible approach with rampStair liftAccessible doorsAccessible hallways
• Laundry & utility: Washer and dryer (washer hookup and electric dryer hookup)Electric water heater

HOA detail $862/mo · $10,344/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $89,900 Active 139 DOM
2. 2026-09-23
   days on market $89,900 Active 138 DOM
3. 2026-09-22
   days on market $89,900 Active 137 DOM
4. 2026-09-21
   days on market $89,900 Active 136 DOM
5. 2026-09-20
   days on market $89,900 Active 135 DOM
6. 2026-09-19
   days on market $89,900 Active 134 DOM
7. 2026-09-18
   days on market $89,900 Active 133 DOM
8. 2026-09-17
   days on market $89,900 Active 132 DOM
9. 2026-09-16
   days on market $89,900 Active 131 DOM
10. 2026-09-15
    days on market $89,900 Active 130 DOM
11. 2026-09-14
    days on market $89,900 Active 129 DOM
12. 2026-09-13
    days on market $89,900 Active 128 DOM
13. 2026-09-12
    days on market $89,900 Active 127 DOM
14. 2026-09-11
    days on market $89,900 Active 126 DOM
15. 2026-09-05
    days on market $89,900 Active 120 DOM
16. 2026-09-04
    days on market $89,900 Active 119 DOM
17. 2026-09-03
    days on market $89,900 Active 118 DOM
18. 2026-08-31
    days on market $89,900 Active 115 DOM
19. 2026-08-29
    days on market $89,900 Active 113 DOM
20. 2026-08-28
    days on market $89,900 Active 112 DOM
21. 2026-08-27
    days on market $89,900 Active 111 DOM
22. 2026-08-25
    days on market $89,900 Active 109 DOM
23. 2026-08-24
    days on market $89,900 Active 108 DOM
24. 2026-08-23
    days on market $89,900 Active 107 DOM
25. 2026-08-22
    days on market $89,900 Active 106 DOM
26. 2026-08-21
    days on market $89,900 Active 105 DOM
27. 2026-08-20
    days on market $89,900 Active 104 DOM
28. 2026-08-19
    days on market $89,900 Active 103 DOM
29. 2026-08-18
    days on market $89,900 Active 102 DOM
30. 2026-08-17
    pricedays on market $89,900 Active 101 DOM
31. 2026-08-16
    days on market $95,000 Active 100 DOM
32. 2026-08-15
    days on market $95,000 Active 99 DOM
33. 2026-08-14
    days on market $95,000 Active 98 DOM
34. 2026-08-13
    days on market $95,000 Active 97 DOM
35. 2026-08-12
    days on market $95,000 Active 96 DOM
36. 2026-08-11
    days on market $95,000 Active 95 DOM
37. 2026-08-10
    days on market $95,000 Active 94 DOM
38. 2026-08-09
    days on market $95,000 Active 93 DOM
39. 2026-08-08
    days on market $95,000 Active 92 DOM
40. 2026-08-07
    days on market $95,000 Active 91 DOM
41. 2026-08-06
    days on market $95,000 Active 90 DOM
42. 2026-08-05
    days on market $95,000 Active 89 DOM
43. 2026-08-04
    days on market $95,000 Active 88 DOM
44. 2026-08-03
    days on market $95,000 Active 87 DOM
45. 2026-07-31
    days on market $95,000 Active 84 DOM
46. 2026-07-30
    days on market $95,000 Active 83 DOM
47. 2026-07-30
    days on market $95,000 Active 82 DOM
48. 2026-07-28
    days on market $95,000 Active 81 DOM
49. 2026-07-26
    days on market $95,000 Active 79 DOM
50. 2026-07-24
    days on market $95,000 Active 77 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $13,819
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − HOA: −$10,344
• − Depreciation: −$2,615
• Taxable loss: −$8,185
• Est. tax savings @ 24.0%: +$1,964
• After-tax cash flow: $-4,918/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $3,600–$10,800 screening

This 1-bedroom, 1-bath condo in the Central Park Residences is in good condition with modern updates and a great location. It offers a good investment opportunity with potential for value appreciation.

Value-add opportunities

• Resale Upgrading kitchen appliances — Modernizing the kitchen can attract more buyers. ↑
• Resale Painting interior walls — Fresh paint can enhance the home's appeal. ↑
• Both Landscaping improvements — Enhanced curb appeal can attract both buyers and renters. ↑
• Resale Upgrading flooring — Updated flooring can make the home more appealing to potential buyers. ↑
• Resale Upgrading bathroom fixtures — Modernized bathrooms can attract more buyers and renters. ↑
• Resale Upgrading kitchen backsplash — A fresh backsplash can make the kitchen more appealing to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Eisenhower International Es F OK #247/845 Nat'l #26,279/41,679 Middle Carver Ms F OK #72/345 Nat'l #9,793/14,009 High Central Hs F OK #430/447 Nat'l #16,861/17,239

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

B Composite livability gradescore 75/100

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 · 723,846 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 3,670
• Household income: $56,234
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 12% Black 7% Hispanic / Latino 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1% Chinese 1%

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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: ▲ 6.88%
• Current HPI: 261.8691
• Rent YoY: ▼ -0.35%
• Metro: Tulsa, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Other: Less than 1 mile to water
• Financial info: Pets allowed for rentals
• HOA & community: Homeowners association with a monthly feeAssociation fee covers electricity, gas, sewer, trash, water, and structure maintenanceCommunity amenities include business center, clubhouse, fitness center, gated access, shared laundry, park, pool, parking, pet-friendly policy, guard, and tennis courtsSidewalks in the communityPets allowed

Exterior

• Parking: Covered parking
• Security: Smoke detectorsNo safety shelter
• Utilities: Cable availableElectricity availableNatural gas availableHigh-speed internet availablePhone availablePublic waterPublic sewer
• Home design: One-story buildingFaces southBasement
• Construction: Concrete constructionBasement foundationYear built per public records
• Exterior features: Concrete drivewaySprinkler/irrigation systemLandscapingExterior lightingTennis court(s)BalconyDecorative, electric, full fencingMature treesViews or proximity to the Arkansas River

Interior

• Kitchen: RefrigeratorRange / Oven / StoveMicrowaveDishwasherPantry
• Bedrooms: Master bedroom on the first floor
• Flooring: CarpetTileVinyl
• Bathrooms: One full bathroom (first floor, hall/full bath)
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Aluminum window framesHigh-speed internet available insideCable TV wiringWired for dataCeiling fansLaminate countertopsGas range and gas oven connectionsAccessible elevator installedAccessible approach with rampStair liftAccessible doorsAccessible hallways
• Laundry & utility: Washer and dryer (washer hookup and electric dryer hookup)Electric water heater

Price history

+217.7% since first listed

7 events — show timeline

• 2026-05-08 Listed $95,000 MLS Technology, Inc.
• 2021-07-16 Sold (MLS) $82,500 MLS Technology, Inc.
• 2021-06-28 Pending — MLS Technology, Inc.
• 2021-06-24 Listed $82,500 MLS Technology, Inc.
• 2011-03-22 Sold (MLS) $34,000 MLS Technology, Inc.
• 2011-02-24 Listing Removed — MLS Technology, Inc.
• 2011-01-17 Listed $29,900 MLS Technology, Inc.