2621 N Rockford Ave · Tulsa, OK 74106

$129,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 6 Days on market

Built 1950 7,400 sqft lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Whether you’re a first-time homebuyer looking for an affordable place to call home or an investor seeking a great addition to your rental portfolio, this property offers excellent value and potential. This well-maintained home has been updated over the years and features newer windows, an updated kitchen, and a refreshed bathroom. The functional floor plan provides comfortable living spaces while still offering opportunities for a new owner to add their personal touches. Outside, you’ll find a fenced backyard with plenty of space for outdoor activities, pets, or gardening, along with a storage shed that provides additional room for tools and equipment. This property is full of p

Key facts

• Refreshed bathroom
• Storage shed
• Newer windows

Tags

• NEWER WINDOWS
• UPDATED KITCHEN
• REFRESHED BATHROOM
• FENCED BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Garage with utility access
• Security: Leased security system; No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built using vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Porch; Full chain-link fence; Shed(s)

Interior

• Kitchen: Microwave; Oven; Range / Stove; Refrigerator
• Flooring: Laminate flooring; Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom with hall bath layout and shower (first level)
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Granite counters; High-speed internet available; Wired for data; Gas range connection; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room accessible from garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.8% 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 (+3.5%/yr); 137 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% of the median local income ($41k/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 $898 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $16k; list at $130k implies a 711% gain — meaningful room to come down on a strong offer.

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 $129,900

Questions for the listing agent

1. Built in 1950 — 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: 1.02% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $69,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2443 N Quincy Ave	0.22mi	2/1.0 (-1)	840 (-7%)	12mo	$65,000	$77	64
2419 N Quincy Ave	0.28mi	3/1.0	968 (+8%)	13mo	$110,000	$114	63
2245 N Victor Ave	0.50mi	3/1.0	972 (+8%)	20mo	$62,500	$64	47
2520 N Madison Ave	0.47mi	2/2.0 (-1)	800 (-11%)	5mo	$130,000	$163	46
2440 N Quaker Ave	0.27mi	3/1.0	768 (-15%)	24mo	$95,900	$125	43
2804 N Hartford Ave	0.74mi	3/1.0	864 (-4%)	21mo	$20,000	$23	41
2556 N Madison Ave	0.44mi	2/1.0 (-1)	775 (-14%)	15mo	$55,000	$71	38

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,964
• Equity at exit: $19,369

10-year hold

• IRR: 8.0%
• Equity multiple: 1.62×
• Total profit: $22,624
• Equity at exit: $11,231

Cash invested: $36,372 (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 74106

• Home prices YoY: -2.5%
• Rents YoY: 3.5%
• Active inventory: 137
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$681
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $273

Break-even live

Break-even rent $980

Max offer price $129,900

Occupancy floor 74%

Sensitivity live

Price	-10% $347	-5% $310	+0% $273	+5% $237	+10% $200
Rent	-10% $169	-5% $221	+0% $273	+5% $326	+10% $378
Rate	-1.0pp $339	-0.5pp $307	base $273	+0.5pp $240	+1.0pp $206

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 N Garrison Pl Tulsa, OK	2.0	1.0	832	$1,050	$1.26	16d	1	0.89mi
238 E Young Pl Unit A Tulsa, OK	3.0	2.0	1020	$1,550	$1.52	16d	1	1.14mi
238 E Young Pl Unit B Tulsa, OK	3.0	2.0	1000	$1,700	$1.70	24d	1	1.14mi
1807 N Atlanta Ave Tulsa, OK	3.0	1.0	812	$995	$1.23	24d	1	1.16mi
1623 N Atlanta Ave Tulsa, OK	3.0	1.0	975	$1,175	$1.21	4d	1	1.25mi
1928 N Columbia Pl Tulsa, OK	2.0	1.0	888	$1,000	$1.13	16d	1	1.32mi
1816 N Delaware Pl Tulsa, OK	3.0	1.0	990	$950	$0.96	4d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $129,900 Active 6 DOM
2. 2026-06-17
   days on market $129,900 Active 5 DOM
3. 2026-06-16
   days on market $129,900 Active 4 DOM
4. 2026-06-15
   days on market $129,900 Active 3 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $129,900 Active 1 DOM

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$705/yr (+$59/mo · 152.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $15,911
• − Mortgage interest: −$7,276
• − Property taxes: −$464
• − Insurance: −$650
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,779
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,994/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): 15,655
• Household income: $40,776
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1055.0

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 0.65)
• Race & ethnicity: Black 55% White 17% Hispanic / Latino 14% Two or more races 13% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1%

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: ▼ -4.58%
• Current HPI: 179.5268
• Rent YoY: ▲ 3.54%
• 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

+862.2% since first listed

19 events — show timeline

• 2026-06-12 Listed $129,900 MLS Technology, Inc.
• 2017-09-22 Listing Removed — MLS Technology, Inc.
• 2017-08-15 Listed $10,000 MLS Technology, Inc.
• 2009-03-09 Listing Removed — MLS Technology, Inc.
• 2008-10-21 Listed $34,000 MLS Technology, Inc.
• 2008-09-06 Listing Removed — MLS Technology, Inc.
• 2008-03-05 Listed $24,000 MLS Technology, Inc.
• 2007-06-08 Sold (MLS) $16,025 MLS Technology, Inc.
• 2007-05-23 Listing Removed — MLS Technology, Inc.
• 2007-04-10 Listed $14,900 MLS Technology, Inc.
• 2006-09-16 Listing Removed — MLS Technology, Inc.
• 2006-03-17 Listed $39,900 MLS Technology, Inc.
• 2004-02-29 Listing Removed — MLS Technology, Inc.
• 2003-09-02 Listed $59,900 MLS Technology, Inc.
• 2003-08-15 Sold (MLS) $13,700 MLS Technology, Inc.
• 2003-05-16 Listing Removed — MLS Technology, Inc.
• 2003-05-14 Listed $13,500 MLS Technology, Inc.
• 2003-05-09 Listing Removed — MLS Technology, Inc.
• 2002-11-06 Listed $13,500 MLS Technology, Inc.

Property tax history

+6.1%/yr

Latest (2025): $464 · +8.7% YoY. Source: county tax records.