Investment metrics, interactive calculators, and data-driven analysis for Tulsa rental properties.
Pre-filled with Tulsa medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Tulsa.
Tulsa, OK has a population of 413,066 and has been growing at 0.6% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $195,000 paired with median rents of $1,100/mo produces an estimated cap rate of 4.64%.
Property taxes at 0.9% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6.3% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.9x, homes cost about 3.9 times the local median income of $50,200. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.3% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Tulsa presents moderate opportunities. Cap rates near 4.64% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.