Market Analysis
Tulsa Rental Market
Rental investment market data and analysis · Updated November 2026
Median Home Price
$349,450
Average Monthly Rent
$1,191
Estimated Cap Rate
4.1%
Rent-to-Price Ratio
0.3%
Below 1% Rule
Rent ÷ price by zip code
0 of 4 clear the 1% rule · November 2026
| Zip | Median price | Median rent | Rent ÷ price |
|---|---|---|---|
| 74112 | $209,900 | $1,245 | 0.59% |
| 74135 | $299,900 | $829 | 0.28% |
| 74105 | $399,000 | $1,000 | 0.25% |
| 74103 | $720,000 | $1,689 | 0.23% |
Context · FRED home price index
Market Trends
Tulsa metro area — % change since 2018
Home Prices
+78.2%
Rent Index
+36.2%
Average Rent by Bedroom
| Bedrooms | Avg Rent |
|---|---|
| Apartment | $925/mo |
| Townhouse | $957/mo |
| Condo | $981/mo |
| Multi-Family | $1,100/mo |
| Single Family | $1,498/mo |
Sample Investment Analysis
Based on median price + average rent, 20% down, 6.8% rate, 30yr
Purchase Price$349,450
Down Payment (20%)$69,890
Monthly P&I$1,823
Monthly Rent$1,191
Est. NOI$8,575/yr
Est. Cash Flow-$1,108/mo
Cash on Cash-17.3%
The Tulsa market is cash-flow negative at median prices. Look for properties 15-20% below median or with value-add potential.
What Investors Should Know About Tulsa
- 1Compressed cap rates below 5% — focus on appreciation or value-add deals
- 21% Rule fails at median prices — need rent of $3,495/mo to pass
- 3Below-average rents keep entry costs low for new investors
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