Midtown edges
Value-add SFRs, improving demand.
Tulsa, OK
Is Tulsa a good place to buy rental property in 2026?
Short answer: yes — for cash-flow investors. Tulsa's median cap rate runs about 7.8% (Tulsa metro median), above the ~6.5% national median, with typical rent at $1,217–$1,602/mo and Oklahoma property tax near 0.89%.
Tulsa offers some of the lowest entry prices among growing metros, with cash flow that still clears screening thresholds most markets can't.
Tulsa market snapshot
Cash-flow marketHigher typical cap rates — built for monthly cash flow more than price growth.
Typical cap rate
7.8%
Tulsa metro median
Typical rent
$1,217–$1,602/mo
HUD FMR · 2–3BR · 2026
Typical price
$140,000–$230,000
est., all-in
Property tax
0.89%
Oklahoma effective
Rent is HUD Fair Market Rent where available, otherwise a market estimate; price is a market estimate. Cap-rate and tax are the defaults TrueCap applies — enter a specific address for exact, auto-filled numbers.
Sources & methodology. These are screening defaults and market estimates — not an appraisal, and not financial, tax, or legal advice. Verify rents, taxes, insurance, and local landlord/tenant law against the county assessor and your state's landlord-tenant statute before relying on them.
Data: HUD Fair Market Rent · FRED 30-yr mortgage rate · Tax Foundation (property tax) · Updated July 2026
Metro-level estimates — precision is lower at the neighborhood and parcel level; pull a specific address for exact, auto-filled figures. Reviewed by the TrueCap team. See our full methodology.
What rents actually look like in Tulsa
One number never tells the story — HUD publishes ZIP-level Small Area Fair Market Rents for the Tulsa, OK metro area, the metro-wide FMR region that includes Tulsa, and the spread across its ZIP codes is where deals are won or lost. Same purchase price, different ZIP, very different rent.
| ZIP code | 2BR rent | 3BR rent |
|---|---|---|
| 74037 | $1,720/mo | $2,260/mo |
| 74021 | $1,390/mo | $1,830/mo |
| 74015 | $1,260/mo | $1,660/mo |
| 74149 | $1,230/mo | $1,620/mo |
| 74172 | $1,230/mo | $1,620/mo |
| 74117 | $1,190/mo | $1,570/mo |
| 74001 | $1,110/mo | $1,460/mo |
| 74129 | $1,080/mo | $1,420/mo |
| 74436 | $1,000/mo | $1,270/mo |
| 74016 | $940/mo | $1,230/mo |
| 74056 | $940/mo | $1,230/mo |
| 74637 | $940/mo | $1,230/mo |
Showing 12 of 122 ZIP codes in the Tulsa, OK metro area — the HUD FMR region that includes Tulsa — sampled highest to lowest across the rent range. Source: HUD FY2026 Small Area Fair Market Rents. TrueCap auto-fills the exact ZIP-level figure when you enter a Tulsa address.
Why Tulsa works for rental investors
A pure yield market: cheap acquisition plus solid rents. Tulsa Remote and a diversifying economy add demand stability. Budget capex honestly on older stock.
See the full Oklahoma investing guide — taxes, landlord law & top metros →
Neighborhoods to look at in Tulsa
Broken Arrow
Suburb with newer stock, family renters, low vacancy.
East Tulsa
Affordable, strong cash flow, more management.
Neighborhood notes are starting points, not recommendations — always underwrite the specific property.
Run a Tulsa deal in 60 seconds
Paste a Tulsa address into TrueCap and get cap rate, cash-on-cash, DSCR, cash flow, and a 10-year projection — auto-filled with Oklahoma tax and HUD rent so you start from the right assumptions.
Try TrueCap freeFree calculators
Related reading
Explore other markets