9107 E 66th St · Tulsa, OK 74133

$195,000

4 bd · 2.5 ba · 2,447 sqft · SingleFamily public records · 29 Days on market

Built 1978 0.32 ac lot

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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).

• Cash flow +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally Updated Decor w/ New Flooring, Lt. & Bath Fixtures, Paint. 2 H & A, WtrHtr, Roof, Outside Concrete. Cul-de-sac Backs to Greenbelt, Parklike Backyard, Enjoyable Front Porch, Classic Front Door, Magnificent Family Home, 2 mstr suites. Great location.

Key facts

• Covered front porch
• Park-like backyard
• Two hvac systems

Tags

• PRIVATE PRIMARY SUITES
• TWO HVAC SYSTEMS
• COVERED FRONT PORCH
• PARK-LIKE BACKYARD
• MATURE LANDSCAPING
• VIEWS OF THE GREENBELT

Property features AI

Finance

• HOA & community: Community tennis courts; Gutters and sidewalks in the neighborhood

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Phone available; Public water; Public sewer
• Home design: Two-story home; Faces east; Slab foundation
• Construction: Brick and wood-frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Landscaping; Rain gutters; Enclosed porch; Porch; Full chain-link fencing

Interior

• Kitchen: Eat-in kitchen with pantry; Built-in oven; Cooktop; Oven; Dishwasher; Disposal
• Bedrooms: Primary bedroom with dressing area, private bath and walk-in closet (first floor); Multiple additional bedrooms — two on the second floor and one on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms and one half bathroom; Primary bathroom with bathtub and double sinks; Second-floor hall full bathroom with bathtub
• Heating & cooling: Central heating; Two cooling units
• Interior features: High ceilings; Laminate countertops; Ceiling fan(s); Electric range connection; Vinyl window frames
• Laundry & utility: Utility room located inside and separate; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $195k (0.1% below list).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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-.
• Union (urban): math 20% / reading 20% proficiency, ranked #160 of 270 in OK (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.8%/yr); 273 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/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 $6k 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 29 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.76% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-19,803
• Equity at exit: $29,075

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,288
• Equity at exit: $16,860

Cash invested: $54,600 (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 74133

• Rents YoY: 2.8%
• Active inventory: 273
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $192

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $327	-5% $259	+0% $192	+5% $125	+10% $57
Rent	-10% $38	-5% $115	+0% $192	+5% $269	+10% $346
Rate	-1.0pp $290	-0.5pp $242	base $192	+0.5pp $142	+1.0pp $90

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $195,000 Active 29 DOM
2. 2026-06-18
   days on market $195,000 Active 26 DOM
3. 2026-06-17
   days on market $195,000 Active 25 DOM
4. 2026-06-16
   days on market $195,000 Active 24 DOM
5. 2026-06-15
   days on market $195,000 Active 23 DOM
6. 2026-06-13
   days on market $195,000 Active 21 DOM
7. 2026-06-13
   days on market $195,000 Active 20 DOM
8. 2026-06-10
   days on market $195,000 Active 18 DOM
9. 2026-06-09
   days on market $195,000 Active 17 DOM
10. 2026-06-08
    pricedays on market $195,000 Active 16 DOM
11. 2026-06-07
    days on market $210,000 Active 15 DOM
12. 2026-06-05
    days on market $210,000 Active 12 DOM
13. 2026-06-03
    days on market $210,000 Active 11 DOM
14. 2026-06-02
    days on market $210,000 Active 10 DOM
15. 2026-06-01
    days on market $210,000 Active 9 DOM
16. 2026-05-31
    days on market $210,000 Active 8 DOM
17. 2026-05-21
    listed $210,000 Active
18. 2005-01-24
    soldstatus $148,000
19. 2005-01-14
    soldstatus $148,000 265-char remark

    Show marketing remark (265 chars)

    Totally Updated Decor w/ New Flooring, Lt. & Bath Fixtures, Paint. 2 H & A, WtrHtr, Roof, Outside Concrete. Cul-de-sac Backs to Greenbelt, Parklike Backyard, Enjoyable Front Porch, Classic Front Door, Magnificent Family Home, 2 mstr suites. Great location.

20. 2004-11-24
    historical 265-char remark

    Show marketing remark (265 chars)

    Totally Updated Decor w/ New Flooring, Lt. & Bath Fixtures, Paint. 2 H & A, WtrHtr, Roof, Outside Concrete. Cul-de-sac Backs to Greenbelt, Parklike Backyard, Enjoyable Front Porch, Classic Front Door, Magnificent Family Home, 2 mstr suites. Great location.

21. 2004-11-01
    listed $149,500 265-char remark

    Show marketing remark (265 chars)

    Totally Updated Decor w/ New Flooring, Lt. & Bath Fixtures, Paint. 2 H & A, WtrHtr, Roof, Outside Concrete. Cul-de-sac Backs to Greenbelt, Parklike Backyard, Enjoyable Front Porch, Classic Front Door, Magnificent Family Home, 2 mstr suites. Great location.

ⓘ 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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,388
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,673
• Taxable loss: −$850
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $2,509/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: Union
• NCES district ID: 4030600
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $52,744
• Composite: 18.18/100
• National rank: #8962
• State rank: #160 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): 48,699
• Household income: $74,005
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1993.0

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 0.62)
• Race & ethnicity: White 59% Two or more races 12% Hispanic / Latino 11% Black 11% Asian 7% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 7% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -134.04%
• Current HPI: 196.1677
• Rent YoY: ▲ 2.76%
• 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

+40.5% since first listed

5 events — show timeline

• 2026-05-21 Listed $210,000 MLS Technology, Inc.
• 2005-01-24 Sold (Public Records) $148,000 Public Records
• 2005-01-14 Sold (MLS) $148,000 MLS Technology, Inc.
• 2004-11-24 Listing Removed — MLS Technology, Inc.
• 2004-11-01 Listed $149,500 MLS Technology, Inc.