Real Estate Investing in Tulsa, Oklahoma (74116)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74116 (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.
- High vacancy: 18.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Tulsa, OK (74116)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74116 Tulsa
The 74116 ZIP covers a section of Tulsa that demands careful diligence. Prices near $198K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 74116 can be a worth a close look for hunting ground — but the discount at $198K reflects genuine risk that outside investors often underestimate.
Within OK, ZIP 74116 trails on several market indicators that neighboring Tulsa County submarkets outperform. The gap is real and significant enough to shape underwriting.
The 74116 ZIP's population of 3,503 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Strategically, 74116 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Tulsa:
Market Trends
Home Value History (with trend line)
📊 How Does 74116 Compare?
| Metric | 74116 | Tulsa | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $197,580 | $103,506 | N/A | $214,563 |
| 5-Year CAGR | 6.2% | 5.9% | N/A | 6.9% |
| Avg Rent | $864 | $1,269 | N/A | - |
| Cap Rate | 3.4% | 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 74116 (Tulsa, OK). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 74116 (Tulsa, OK)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $197,580 |
| Monthly Rent | $864 |
| Price-to-Rent | 19.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 74116
Population: 3,503
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 74116
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
LEWIS AND CLARK ES
PEARY ES
KERR ES
COOPER ES
EAST CENTRAL HS
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 2,301 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Tulsa, OK?
Tulsa, OK home values average about $198K. That price point suits investors targeting rentals with $864/mo in monthly income.
What is the typical renter like in Tulsa, OK?
The tenant pool in Tulsa, OK is solid, supported by local employment and population fundamentals. Rents of $864/mo are well-absorbed by the market.
What is the best play in Tulsa, OK?
A careful cash-flow rentals with hands-on management strategy Tulsa, OK best. The market produces consistent results for that approach at the $198K price point.
Are eviction rules reasonable in Tulsa, OK?
The landlord environment in Tulsa, OK is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How strong are rents in Tulsa, OK?
Rents in Tulsa, OK run near $864/mo. Compared with median home prices of $198K that produces solid gross yields for typical rentals.
You know 74116 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74116 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 74116 ranks in Tulsa, OK
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 74116 (Tulsa)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 74116 (Tulsa, OK).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.