Real Estate Investing in Tulsa, Oklahoma (74105)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74105 (Tulsa, OK)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.9% vacancy may signal weakening demand.
What’s happening in Tulsa, OK (74105)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74105 Tulsa
ZIP 74105 inside Tulsa County looks affordable on the surface — median value of $296K — but the discount exists for reasons that a careful buyer should understand before committing.
On balance, the numbers look inviting — $296K purchase price, 0.0% nominal cap — the work to hit that pro forma in 74105 is substantial and deserves full respect.
Statewide comparisons place 74105 among OK's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 74105 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 74105 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Tulsa:
Property Strategy for 74105
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $126,795 | $1,040 | 5.9% | +2.7% | $126,795 |
| 2BR | $218,908 | $1,280 | 4.2% | +7.8% | $109,454 |
| 3BR | $272,242 | $1,680 | 4.4% | +6.6% | $90,747 |
| 4BR | $708,244 | $1,950 | 2.0% | +7.3% | $177,061 |
| 5BR | $1,105,212 | — | — | +7.4% | $221,042 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 74105 Compare?
| Metric | 74105 | Tulsa | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $296,370 | $103,506 | N/A | $214,563 |
| 5-Year CAGR | 5.2% | 5.9% | N/A | 6.9% |
| Avg Rent | $1,494 | $1,269 | N/A | - |
| Cap Rate | 3.9% | 5.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 74105 (Tulsa, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $296,370 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -3.0% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +4.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 74105
Population: 27,249
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 74105
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
PATRICK HENRY ES
CARNEGIE ES
HOOVER ES
KEY ES
HENRY ZARROW INTERNATIONAL SCH
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,605 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Tulsa, OK?
With a 3.0/5 investability score, Tulsa, OK ranks as a solid market for rental property investors. Median prices of $296K and rents of $1,494/mo drive the underlying numbers.
What is the typical rental rate in Tulsa, OK?
Expect rents around $1,494/mo per month in Tulsa, OK. With home values at $296K, the yield math works out to reasonable levels for rental investors.
Is Tulsa, OK good for landlords?
Tulsa, OK operates under OK law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
What is the best play in Tulsa, OK?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Tulsa, OK. The numbers - $296K homes against $1,494/mo rents - support that play.
How tight is the rental market in Tulsa, OK?
Vacancy in Tulsa, OK is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,494/mo.
You know 74105 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74105 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 74105 ranks in Tulsa, OK
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