What's a good cap rate in Tulsa?

In Tulsa, cap rates typically run around 7.8% (Tulsa metro median). A deal above that line is outperforming the local market; below it, you're paying up for appreciation or stability. TrueCap shows where any specific Tulsa deal lands versus this benchmark.

What's the average rent for a rental in Tulsa?

A typical rental in Tulsa runs about $1,217–$1,602/mo (HUD Fair Market Rent, 2–3BR). TrueCap auto-fills HUD Fair Market Rent for the exact address you enter.

What is the property tax rate in Oklahoma?

Oklahoma's effective property tax rate is about 0.89% of value per year — the figure TrueCap applies by default for Tulsa deals. You can override it with the exact local rate.

Tulsa, OK

Tulsa rental property analysis

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 market

Higher 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 June 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.

Is Tulsa a good place to buy rentals?

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 Oklahomainvesting guide — taxes, landlord law & top metros →

Neighborhoods to look at in Tulsa

Midtown edges

Value-add SFRs, improving demand.

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.

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