Real Estate Investing in Tulsa, Oklahoma (74135)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74135 (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: 13.8% of homes vacant — above national norms.
What’s happening in Tulsa, OK (74135)?
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Market Analysis: 74135 Tulsa
ZIP 74135 inside Tulsa County looks affordable on the surface — median value of $275K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 74135 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Stepping back, 74135 offers a low basis, the region around Tulsa has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Meanwhile, 19,737 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 74135 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 74135
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $192,075 | $1,230 | 4.6% | +5.4% | $96,038 |
| 3BR | $263,472 | $1,620 | 4.4% | +7.8% | $87,824 |
| 4BR | $332,715 | $1,880 | 4.1% | +7.1% | $83,179 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 74135 Compare?
| Metric | 74135 | Tulsa | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $275,174 | $103,506 | N/A | $214,563 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 6.9% |
| Avg Rent | $1,476 | $1,269 | N/A | - |
| Cap Rate | 4.2% | 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 74135 (Tulsa, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $275,174 |
| Monthly Rent | $1,476 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +6.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). 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 74135
Population: 19,737
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 74135
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
ELIOT ES
HOOVER ES
SALK ES
MARSHALL ES
EISENHOWER INTERNATIONAL 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 2,301 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How should investors approach Tulsa, OK?
A careful cash-flow rentals with hands-on management strategy Tulsa, OK best. The market produces steady results for that approach at the $275K price point.
What monthly rent should investors expect in Tulsa, OK?
Rents in Tulsa, OK run near $1,476/mo. Compared with median home prices of $275K that produces solid gross yields for typical rentals.
Is Tulsa, OK suited for a house hack?
House hacking in Tulsa, OK is reasonable to execute. Prices around $275K and rents of $1,476/mo solid owner-occupant economics.
How strict are landlord regulations in Tulsa, OK?
Tulsa, OK falls under OK landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How strong is tenant demand in Tulsa, OK?
The tenant pool in Tulsa, OK is solid, supported by local employment and population fundamentals. Rents of $1,476/mo are well-absorbed by the market.
You know 74135 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 74135 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 74135 ranks in Tulsa, OK
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