Real Estate Investing in Tulsa, Oklahoma (74146)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 74146 (Tulsa, OK)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated poverty: 22.6% poverty rate — can affect rent collection.
What’s happening in Tulsa, OK (74146)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 74146 Tulsa
Investors eyeing 74146 need to respect the fundamentals at play. Home values of $187K come alongside slower price movement and elevated management overhead.
For an experienced owner, 74146 can be a a credible choice for hunting ground — but the discount at $187K reflects genuine risk that outside investors often underestimate.
Meanwhile, 74146 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.
The demographic picture in 74146 includes headwinds that any investor should price in. Income distribution skews lower than Tulsa averages, and tenant stability requires active management.
The 74146 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 74146
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $181,018 | $1,540 | 6.1% | +8.7% | $60,339 |
| 4BR | $221,857 | $1,790 | 5.8% | +7.7% | $55,464 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 74146 Compare?
| Metric | 74146 | Tulsa | Tulsa, OK | Oklahoma |
|---|---|---|---|---|
| Home Value | $187,083 | $103,506 | N/A | $214,563 |
| 5-Year CAGR | 6.0% | 5.9% | N/A | 6.9% |
| Avg Rent | $1,000 | $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 74146 (Tulsa, OK). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $187,083 |
| Monthly Rent | $1,000 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +3.7% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (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 74146
Population: 16,133
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 74146
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
DISNEY ES
DOLORES HUERTA ES
MACARTHUR ES
SALK ES
SKELLY 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 deep is the rental pool in Tulsa, OK?
Tulsa, OK offers a consistent renter base at the $1,000/mo rent level. Tenant turnover is reasonable for well-managed properties.
How does Tulsa, OK stack up for property investment?
Tulsa, OK rates 3.0/5 for investability. With median values at $187K and rents near $1,000/mo, the market offers reasonable fundamentals for rental investors.
What kind of vacancy should I budget for in Tulsa, OK?
Vacancy risk in Tulsa, OK is elevated. That supports even-keeled cash flow for typical rental holds.
Is Tulsa, OK good for house hacking?
House hacking in Tulsa, OK is reasonable to execute. Prices around $187K and rents of $1,000/mo solid owner-occupant economics.
What is the median home value in Tulsa, OK?
The median home value in Tulsa, OK is roughly $187K. That puts it reasonable relative to the OK statewide average.
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How 74146 ranks in Tulsa, OK
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