5116 E Cameron St · Tulsa, OK 74115

$149,900

3 bd · 1.0 ba · 820 sqft · SingleFamily public records · 38 Days on market

Built 1950 6,960 sqft lot Est $123k · 22% over

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Why this score? — see what drove the F 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 +15.0/30.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Adorable fully remodeled Tulsa home that is move-in ready! This charming 3 bedroom, 2 bathroom home features updated finishes throughout, a fenced yard, and a storage shed for extra space. Conveniently located with easy access to HWY 412, making commuting and shopping a breeze. Don't miss this one!

Key facts

• Remodeled
• Fenced yard
• Storage shed

Tags

• REMODELED
• FENCED YARD
• STORAGE SHED
• EASY ACCESS TO HWY 412

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Driveway parking
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Exterior lighting; Patio; Shed(s); Chain link fence

Interior

• Kitchen: Country-style kitchen; Range; Oven; Microwave; Dishwasher
• Bedrooms: Master bedroom (first floor); Bedroom (first floor); Bedroom (first floor)
• Flooring: Laminate; Wood
• Bathrooms: 1 full bathroom (first floor) with shower; 1 half bathroom (first floor)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Vinyl windows
• Laundry & utility: Utility room (inside, first floor); Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $46 ($550/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 $121k (19.1% below list).
• Recommended offer: $121k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 fast (+4.6%/yr); 86 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $121,309 (19.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $123,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5107 E Haskell St	0.15mi	2/1.0 (-1)	736 (-10%)	4mo	$68,000	$92	68
1032 N Canton Ave	0.41mi	3/1.0	888 (+8%)	1mo	$112,000	$126	66
1012 N Vandalia Ave	0.53mi	2/1.0 (-1)	804 (-2%)	2mo	$87,000	$108	65
122 N Irvington Ave	0.40mi	2/1.0 (-1)	830 (+1%)	13mo	$60,000	$72	64
5215 E Latimer St	0.50mi	2/1.0 (-1)	830 (+1%)	11mo	$120,000	$145	60
5518 E 2nd St	0.39mi	2/1.0 (-1)	728 (-11%)	3mo	$125,000	$172	56
4722 E Marshall St	0.64mi	2/1.0 (-1)	792 (-3%)	4mo	$120,000	$152	56
1003 N Winston Ave	0.49mi	2/1.5 (-1)	768 (-6%)	6mo	$126,000	$164	54
5923 E King Pl	0.65mi	2/1.0 (-1)	849 (+4%)	6mo	$138,800	$163	54
807 N Kingston Ave	0.62mi	2/1.0 (-1)	768 (-6%)	3mo	$115,000	$150	53
111 Quebec Ave	0.59mi	2/1.0 (-1)	936 (+14%)	3mo	$119,500	$128	41
5908 E 2nd St	0.57mi	2/1.0 (-1)	939 (+14%)	4mo	$155,000	$165	41

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-19,485
• Equity at exit: $22,351

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,198
• Equity at exit: $12,961

Cash invested: $41,972 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$786
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $46

Break-even live

Break-even rent $1,155

Max offer price $149,900

Occupancy floor 91%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	23d	1	0.37mi
43 S Toledo Ave Tulsa, OK	3.0	2.0	884	$1,650	$1.87	16d	1	0.49mi
4703 E Latimer Pl Tulsa, OK	2.0	1.0	1103	$1,290	$1.17	3d	1	0.60mi
537 S Marion Ave Tulsa, OK	2.0	1.0	933	$1,325	$1.42	3d	1	1.12mi
6330 E 7th St Apt 12 Tulsa, OK	2.0	1.0	850	$1,025	$1.21	3d	1	1.18mi
3238 E Easton St Tulsa, OK	2.0	1.0	800	$1,150	$1.44	3d	1	1.18mi
3326 E Marshall St Unit 1 Tulsa, OK	2.0	1.0	700	$825	$1.18	23d	1	1.20mi
3326 E Marshall St Apt 4 Tulsa, OK	2.0	1.0	750	$925	$1.23	23d	1	1.20mi
3328 E 7th St Tulsa, OK	2.0	1.0	1008	$1,525	$1.51	16d	1	1.37mi
44 S Florence Ave Tulsa, OK	2.0	1.0	1080	$1,450	$1.34	23d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $149,900 Active 38 DOM
2. 2026-06-17
   days on market $149,900 Active 37 DOM
3. 2026-06-16
   days on market $149,900 Active 36 DOM
4. 2026-06-15
   days on market $149,900 Active 35 DOM
5. 2026-06-13
   days on market $149,900 Active 33 DOM
6. 2026-06-10
   days on market $149,900 Active 30 DOM
7. 2026-06-09
   days on market $149,900 Active 29 DOM
8. 2026-06-08
   days on market $149,900 Active 28 DOM
9. 2026-06-07
   days on market $149,900 Active 27 DOM
10. 2026-06-05
    days on market $149,900 Active 24 DOM
11. 2026-06-03
    days on market $149,900 Active 23 DOM
12. 2026-06-02
    days on market $149,900 Active 22 DOM
13. 2026-06-01
    days on market $149,900 Active 21 DOM
14. 2026-05-31
    days on market $149,900 Active 20 DOM
15. 2026-05-08
    listed $149,900 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: $768 · $64/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$581/yr (+$48/mo · 75.7%)

ⓘ 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 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: $14,557
• − Mortgage interest: −$8,397
• − Property taxes: −$768
• − Insurance: −$750
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$4,361
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,041/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

• 2026-05-08 Listed $149,900 MLS Technology, Inc.

Property tax history

+1.5%/yr

Latest (2025): $768 · +8.6% YoY. Source: county tax records.