Rental Calculator · Tulsa

Rental Property Calculator for
Tulsa Landlords.

Tulsa is a smaller, slower-moving market than OKC but produces consistent cash-flow rentals through 2025 in the right zip codes. The calculator below seeds national defaults — tune to Tulsa rents, taxes, and vacancy before the verdict is real.

Purchase Price

Down Payment

Interest Rate

Monthly Rent

Property Tax/mo

Insurance/mo

Defaults: 30-year amortization, 5% vacancy, 8% property management, 5% maintenance reserve, 5% CapEx reserve, $4k closing costs. Sign up to override every assumption.

Live Analysis

Marginal

Monthly Cash Flow

$165

$1,977 / year

Cash-on-Cash

4.1%

Annual cash flow / total cash in

Cap Rate

7.4%

NOI / purchase price

NOI (Annual)

$12,990

Income after opex, before debt

Total Cash In

$47,750

Down + closing + rehab

DSCR

1.48

Lendable on DSCR loan

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For Tulsa, set purchase $80k–$180k, rent $1,050–$1,550 on SFR, property tax ~1.10% of assessed, vacancy 6–8%, PM at 8–10%. Working ranges in the market profile below.

Tulsa Rental Market Profile (2025)

Ranges drawn from public Tulsa MLS data, Tulsa County Assessor records, and regional PM benchmarks. Verify by zip code on every deal.

Median home price

$200k–$220k

Tulsa metro 2025. Rental sweet spot $80k–$170k.

1BR rent

$750–$950

Class-B 1BR multifamily.

3BR rent (3/1)

$1,050–$1,300

Renovated entry-level SFR in stable zip codes.

3BR rent (3/2)

$1,250–$1,550

Mid-tier renovated SFR.

Property tax rate

~1.10% of assessed

Tulsa County effective rate.

Insurance (rental)

$1,100–$1,900/yr

DP-3 landlord policy. Hail-prone Oklahoma.

Vacancy rate

6–8%

Slower absorption than OKC. 10%+ on class-C / college.

Cap rate (SFR)

7–9%

Stabilized class-B SFR.

Ranges current to 2025. Bixby, Jenks, and South Tulsa run 20–30% higher on rent and 15–25% higher on price.

What's Different About Tulsa Rental Underwriting

Tulsa rentals work — they just have a different operational fingerprint than OKC. Same Oklahoma tax advantage, similar housing stock, smaller and slower market, thinner everything.

Rent-to-price ratio still works, but the comp depth is thinner.A $130k stabilized SFR renting at $1,300/month is a 1.0% rent ratio — same kind of math that makes OKC work. The difference is finding three signed-lease comps in the same Tulsa zip code with similar bed/bath. Tulsa rental listings turn over less frequently than OKC, so your "Zillow rent estimate" isn't always backed by recent signed leases. Pull live MLS rent comps where possible, or use a PM that operates 50+ Tulsa doors and ask them for their lease-up history on similar product.

Slower lease absorption changes the first-year math.Tulsa rentals typically take 30–45 days to lease up vs. 20–30 in OKC. On a property bought in November, that's often December–January lease-up, when activity is slowest. Underwrite vacancy at 6–8% on a stabilized class-B Tulsa rental, not 5%. The slower absorption is partly population (Tulsa metro grew 0.4% in 2024) and partly Tulsa renters do more home-shopping. Building a 60-day lease-up assumption into the first-year cash flow keeps the number honest.

Property tax advantage is real but smaller than OKC's.Tulsa County effective property tax (~1.10%) is fractionally higher than Oklahoma County (~1.05%) but still dramatically lower than any Texas county. A $140k Tulsa rental pays $1,150–$1,400/yr in tax. The same property in Dallas County pays $3,500–$4,200. That $2,000+/year per door advantage is what makes Tulsa cash flow possible when Sunbelt markets at similar price points don't pencil.

Older housing stock requires honest CapEx reserves.The majority of Tulsa investor product was built between 1945 and 1985. Roof replacement, HVAC, water heater, original sewer lines, electrical service upgrades — all approaching end-of-life on this generation of housing. Real CapEx reserve is 5–7% of gross rent. Real maintenance reserve is 5%. Most online rental calculators default to 2% or skip CapEx entirely. That's how landlords build phantom positive cash flow and discover the truth the year a roof or AC unit dies. The calculator above defaults to honest reserves — leave them at 5/5 minimum on Tulsa product.

Insurance pricing is climbing. Oklahoma is hail and tornado country, and 2023–2025 storm seasons have re-priced landlord DP-3 policies. A $140k Tulsa rental quotes $1,100–$1,900/year for a DP-3 with $2,500 deductible. Underwrite at the upper end of the range — premiums are climbing 10–15% annually. Use a real quote, not a percentage estimate, in the calculator above.

Tulsa rental underwriting checklist.Three live or recently-signed lease comps in the same zip at similar bed/bath. Property tax pulled from Tulsa County Assessor. Insurance quoted on the actual property. Vacancy at 6–8% for first-year underwriting. PM at 8–10%. Maintenance + CapEx at 5%/5%. DSCR calculated against the real refi rate, not yesterday's rate. Hit those and Tulsa rentals produce reliable 8–11% cash-on-cash on stabilized class-B product.

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Tulsa Rental Property FAQ

What is a good cash-on-cash return on a Tulsa rental?+

Stabilized class-B Tulsa SFR in the $100k–$170k purchase range can produce 8–11% cash-on-cash at current rates if bought right. Below 6% you should question why your capital isn't somewhere else. The DSCR cushion is similar to OKC — most properties in the $100k–$180k range with $1,100–$1,500 rent clear 1.25 DSCR for refi.

What rents are achievable in Tulsa?+

Working 2025 ranges: renovated 3/1 in $100k–$130k purchase zone — $1,050–$1,300. Renovated 3/2 in $130k–$180k zone — $1,250–$1,550. 4/2 in Bixby / Jenks / Broken Arrow — $1,650–$2,050. Class-B 1BR multifamily — $750–$950. Always pull three live comps for the specific zip code before underwriting.

What are Tulsa property taxes on a rental?+

Tulsa County effective property tax rate runs about 1.10% of assessed value, which usually sits at 80–90% of market. On a $140k Tulsa rental, expect $1,150–$1,400/yr in property tax. Marginally higher than Oklahoma County but still a fraction of Texas — and a major reason Tulsa rentals can cash flow when Houston or DFW rentals at the same purchase price don't.

What vacancy rate should I underwrite on a Tulsa rental?+

6–8% on a class-B stabilized SFR. Tulsa absorption is slower than OKC (30–45 days vs. 20–30) and tenant turnover in some neighborhoods is higher. 10%+ on class-C or college-area rentals near OSU-Tulsa / TU. Don't default to 5% — that's an OKC number that doesn't fit most Tulsa rentals.

Do DSCR lenders fund Tulsa rentals at 75% LTV?+

Yes — Visio, Kiavi, RCN, and most national DSCR lenders fund Tulsa rentals at 75% LTV with 1.25 DSCR minimum. Local Tulsa banks also lend on 15–20-year terms at slightly lower rates with full personal guaranty. Marginal DSCR deals (1.10–1.20) typically get capped at 70% LTV or repriced 50–100 bps higher. The calculator above flags DSCR so you can see whether refi math will work.