2721 E Latimer Ct · Tulsa, OK 74110

$50,000

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 12 Days on market

Built 1940 9,120 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

The house has fire damage, but it is not completely burned. Great bones and location. Corner lot—buyer to verify all info for accuracy.

Key facts

• 9,120 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

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

Interior

• Kitchen: Eat-in kitchen; Range / Stove
• Bedrooms: Bedroom on the first floor; Master bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (first floor hall bath with tub)
• Heating & cooling: Gas heating
• Interior features: Aluminum frame windows; Laminate countertops; No additional interior features listed
• Laundry & utility: Utility room in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 18.7% 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 (+1.8%/yr); 57 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $5k of equity ($346 loan paydown + $4k appreciation (8.7% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 1.8% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $50k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $50,000

Questions for the listing agent

1. Built in 1940 — 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: 18.69%
• Cash-on-cash: 44.26%
• DSCR: 2.97
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $140,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2707 E Marshall St	0.07mi	3/1.0 (+1)	965 (+4%)	2mo	$105,000	$109	84
119 N Columbia Ave	0.58mi	2/1.0	903 (-3%)	2mo	$137,000	$152	66
1041 N Florence Ave E	0.39mi	3/1.0 (+1)	939 (+1%)	11mo	$70,000	$75	66
1146 N Harvard Ave	0.58mi	2/1.0	955 (+3%)	9mo	$120,000	$126	61
149 N Columbia Pl	0.51mi	2/1.0	991 (+7%)	9mo	$150,000	$151	58
1308 N Delaware Pl	0.18mi	3/1.0 (+1)	832 (-10%)	13mo	$136,900	$165	58
742 N Gary Pl	0.64mi	2/1.0	976 (+5%)	13mo	$168,500	$173	51
847 N Birmingham Pl	0.28mi	3/1.0 (+1)	1,041 (+12%)	14mo	$95,000	$91	50
1421 N Indianapolis Ave	0.71mi	2/1.0	841 (-10%)	7mo	$179,000	$213	46
2837 E Admiral Ct	0.70mi	3/1.0 (+1)	982 (+6%)	10mo	$149,900	$153	45
736 N Gary Pl	0.64mi	2/1.0	1,060 (+14%)	9mo	$150,000	$142	40
1642 N Columbia Pl	0.60mi	2/1.0	1,068 (+15%)	14mo	$95,000	$89	36

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

Projected returns pro-forma

8.69% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 56.2%
• Equity multiple: 4.89×
• Total profit: $54,446
• Equity at exit: $40,365

10-year hold

• IRR: 50.3%
• Equity multiple: 10.37×
• Total profit: $131,209
• Equity at exit: $82,506

Cash invested: $14,000 (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 74110

• Home prices YoY: 3.2%
• Rents YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$262
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $516

Break-even live

Break-even rent $392

Max offer price $50,000

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 N Florence Ave Tulsa, OK	3.0	1.0	1000	$1,100	$1.10	24d	1	0.55mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	3d	1	0.58mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	3d	1	0.65mi
2614 E Archer St Tulsa, OK	1.0	1.0	845	$900	$1.07	3d	1	0.67mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	24d	1	0.68mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	24d	1	0.68mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	24d	1	0.69mi
3336 E Marshall St Unit 10 Tulsa, OK	1.0	1.0	575	$799	$1.39	24d	1	0.70mi
3336 E Marshall St Unit 06 Tulsa, OK	1.0	1.0	700	$895	$1.28	24d	1	0.70mi
1825 N College Ave Unit 13 Tulsa, OK	1.0	1.0	675	$745	$1.10	24d	1	0.74mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	0.75mi
2529 E Admiral Pl Unit A Tulsa, OK	2.0	1.0	1100	$1,295	$1.18	24d	1	0.78mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	0.82mi
2808 E 1st Pl Unit P21-Q Tulsa, OK	2.0	1.0	1025	$1,250	$1.22	24d	1	0.97mi
2132 N Atlanta Ave Tulsa, OK	1.0	1.0	572	$945	$1.65	24d	1	0.98mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	24d	1	1.00mi
1830 N New Haven Ave Tulsa, OK	2.0	1.0	840	$1,295	$1.54	24d	1	1.15mi
2532 E 4th St Tulsa, OK	2.0	2.0	1088	$800	$0.74	24d	1	1.17mi
4008 E Virgin St Tulsa, OK	3.0	1.0	1125	$1,400	$1.24	3d	1	1.31mi
2516 E 6th St Unit 2 Tulsa, OK	1.0	1.0	630	$999	$1.59	3d	1	1.43mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	1.48mi
2606 E 7th St Tulsa, OK	1.0	1.0	625	$1,125	$1.80	3d	1	1.48mi

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-04-24
   listed $50,000 Active
3. 1989-12-21
   soldstatus $18,500

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$128/yr (+$11/mo · 39.8%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,550
• − Mortgage interest: −$2,801
• − Property taxes: −$322
• − Insurance: −$250
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,455
• Taxable income: $5,715
• Est. tax owed @ 24.0%: −$1,372
• After-tax cash flow: $4,825/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): 15,244
• Household income: $42,054
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 528.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 40% White 24% Black 24% Two or more races 16% Native American 6%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

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: ▲ 8.69%
• Current HPI: 277.6663
• Rent YoY: ▲ 1.78%
• 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

+170.3% since first listed

3 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-04-24 Listed $50,000 MLS Technology, Inc.
• 1989-12-21 Sold (Public Records) $18,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $322 · +3.5% YoY. Source: county tax records.