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

Written by

Matt Abadi

Founder, DealIntel

Matt Abadi is the founder of DealIntel. He leads the development of the platform's six-strategy underwriting engine, 25-point Kill List, and Monte-Carlo financial model — the institutional analysis stack DealIntel applies to every fix and flip deal. DealIntel was founded in 2025 with the central thesis that knowing when not to invest is the most valuable number on the page.

Last reviewed: 2026-04