What is the median home price in Tulsa?

The median home price in Tulsa, OK is currently in the $215k – $255k range (data as of 2026-04). For fix-and-flip investors, distressed acquisition typically runs 65–80% of median, depending on submarket and condition.

What is a good cap rate in Tulsa?

Stabilized rental cap rates in Tulsa, OK typically fall in the 6.5% – 8.5% range as of 2026-04. Higher cap rates are common in older / B-tier submarkets, lower in A-tier neighborhoods with strong appreciation.

What is the average days on market in Tulsa?

Days on market in Tulsa, OK currently runs 35 – 50 days (data as of 2026-04). Faster DOM favors Fix & Flip exits; slower DOM (60+ days) usually pushes operators toward BRRRR or rental hold.

What is the average rent in Tulsa?

Median rent in Tulsa, OK is $1,300 – $1,550 / mo as of 2026-04. The most relevant rental benchmark for BRRRR is the 1% rule (monthly rent ≥ 1% of all-in cost) — verify against submarket-specific rent comps before underwriting.

Market · OK · 2026 data

Fix and Flip in Tulsa, OK

Low-basis Plains BRRRR; energy anchor; remote-worker tailwind.

Tulsa market thesis

Tulsa benefits from the Tulsa Remote program ($10k relocation incentive for remote workers) and a low-basis cost structure. Strong BRRRR cash flow; Fix & Flip works in close-in midtown neighborhoods.

Key metrics

$215k – $255k

Median home price

DealIntel · 2026-04

$1,300 – $1,550 / mo

Median rent

DealIntel · 2026-04

35 – 50 days

Days on market (median)

DealIntel · 2026-04

6.5% – 8.5%

Stabilized cap rate range

DealIntel · 2026-04

$35 – $62

Typical rehab cost / sqft

DealIntel · 2026-04

+28% to +36%

5-year appreciation

DealIntel · 2026-04

+0.4% / yr

Population growth (annual)

BLS · 2026-04

Top investor neighborhoods in Tulsa

BrooksidePremium flip
Cherry StreetMid-tier flip
Maple RidgePremium historic flip
Crutchfield (north)Sub-$180k BRRRR entry
Broken Arrow (suburb)Suburban premium flip

Best strategies for Tulsa

Of DealIntel's six underwritten strategies, the following rank best-fit-first for Tulsa, OK. Every property in the platform is scored against all six paths in parallel; these are the ones that consistently produce the highest risk-adjusted return in this market.

Tailwinds — what's working in Tulsa

Energy + American Airlines maintenance base employment
Tulsa Remote program drives in-migration
Oklahoma state ADU preemption

Kill flags — common ways Tulsa deals fail

Tornado-belt insurance considerations
Older Maple Ridge stock with knob-and-tube
Tulsa Race Massacre historic redlining patterns require neighborhood knowledge

DealIntel's 25-point kill list catches these and 20+ others on every property — see the platform overview for how the kill list runs before strategy evaluation begins.

ADU and multi-unit regulation in Tulsa

Oklahoma state ADU preemption applies (HB 2080, 2024). Tulsa permits multi-unit conversion in RM zones.

For state-by-state ADU and middle-housing regulatory background, see the ADU strategy guide and the multi-unit conversion guide.

Underwrite a deal in this market

Run a free ARV, MAO, or BRRRR calculation on a Tulsa property using the calculators below. For full kill-list + six-strategy evaluation + Investment Memorandum PDF, see pricing — pay-per-deal from $149.

ARV calculatorConfidence-weighted comp method MAO (70% rule) calculatorMaximum allowable offer math BRRRR calculatorFull Buy-Rehab-Rent-Refi-Repeat model Cap rate calculatorNOI / value with asset-class ranges

Nearby markets and related guides

Reviewed by

DealIntel Research

Underwriting and Real Estate Research Team

DealIntel's underwriting team builds and maintains the platform's six-strategy engine, 25-point kill list, and Monte-Carlo financial model. Every piece of long-form content on dealintel.io is reviewed by an underwriter with direct experience scoring residential investment deals.

Last reviewed: 2026-04