Real Estate Investing in Tulsa, Oklahoma (74120)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74120 (Tulsa, OK)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.2% of homes vacant — above national norms.
What’s happening in Tulsa, OK (74120)?
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Market Analysis: 74120 Tulsa
Not every below-median market is a bargain. Tulsa's 74120 ZIP sits at signals that favor experienced operators who can absorb the risk $292K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 74120 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Tulsa have seen price recovery that 74120 has not matched. Tulsa County data supports the view that the spread is structural rather than temporary.
The 74120 ZIP's population of 5,065 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 74120 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Tulsa:
Property Strategy for 74120
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $223,476 | $1,190 | 3.8% | +6.2% | $111,738 |
| 3BR | $414,220 | $1,570 | 2.7% | +6.0% | $138,073 |
| 4BR | $597,504 | $1,820 | 2.2% | +5.4% | $149,376 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 74120 Compare?
| Metric | 74120 | Tulsa | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $291,562 | $103,506 | N/A | $214,563 |
| 5-Year CAGR | 5.0% | 5.9% | N/A | 6.9% |
| Avg Rent | $1,385 | $1,269 | N/A | - |
| Cap Rate | 3.7% | 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 74120 (Tulsa, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $291,562 |
| Monthly Rent | $1,385 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +10.3% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +7.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). 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 74120
Population: 5,065
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 74120
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
TRAICE MS
ANDERSON ES
HOOVER ES
MAYO DEMONSTRATION ES
SEQUOYAH ES
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
How do experienced investors play Tulsa, OK?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Tulsa, OK. The numbers - $292K homes against $1,385/mo rents - support that play.
What is the tenant pool like in Tulsa, OK?
The tenant pool in Tulsa, OK is solid, supported by local employment and population fundamentals. Rents of $1,385/mo are well-absorbed by the market.
What are home prices like in Tulsa, OK?
The median home value in Tulsa, OK is roughly $292K. That puts it reasonable relative to the OK statewide average.
Can owner-occupants cash flow in Tulsa, OK?
Tulsa, OK offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,385/mo rent level.
Should investors consider Tulsa, OK?
With a 3.0/5 investability score, Tulsa, OK ranks as a solid market for rental property investors. Median prices of $292K and rents of $1,385/mo drive the underlying numbers.
You know 74120 now. You don’t know where it ranks.
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How 74120 ranks in Tulsa, OK
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