Cash Flow Investing in Tulsa, OK
Data-driven cash flow analysis for Tulsa, OK — score breakdown, key investment metrics, and how it compares to other markets.
Last updated: May 2026
Score Breakdown
Key Metrics for Cash Flow
Cap Rate
7.9%
Good
Rent-to-Price
0.74%
Below 1% rule
Vacancy Rate
9.1%
Elevated
Property Tax
0.99%
Very low
Cash Flow Investment Thesis
Tulsa offers strong cash flow with a growing tech-sector presence (Tulsa Remote program). Affordable prices and low cost of living support reliable tenant demand.
How Tulsa Compares
| Rank | City | Cash Flow Score | Cap Rate | Median Price |
|---|---|---|---|---|
| #6 | Birmingham, AL | 5.4 | 8.5% | $125,000 |
| #7 | Huntsville, AL | 5.4 | 7.1% | $260,000 |
| #8 | Indianapolis, IN | 5.3 | 8.1% | $175,000 |
| #9 | Louisville, KY | 5.2 | 7.3% | $195,000 |
| #10 | Tulsa, OK | 5.2 | 7.9% | $155,000 |
| #11 | Oklahoma City, OK | 5.0 | 7.7% | $175,000 |
| #12 | Little Rock, AR | 4.9 | 8.3% | $150,000 |
Showing markets ranked near Tulsa for this strategy.
Quick Math: Estimated Annual Return
Based on median market data. Your actual returns will vary based on specific property, financing, and management costs. Always run your own analysis before investing.
Frequently Asked Questions
What is the cash flow score for Tulsa, OK?
Tulsa, OK scores 5.2 out of 10 on our cash flow score, ranking #10 out of 52 markets we track. Weighted composite: rent-to-price ratio (30%), cap rate (30%), low vacancy (20%), low property taxes (20%). Scale 0–10.
Is Tulsa a good city for cash flow investing?
Yes — Tulsa, OK ranks in the top 10 for cash flow investing with a score of 5.2/10. Key factors include a median home price of $155,000, cap rate of 7.9%, and positive population growth of +1.0%.
What is the average cap rate in Tulsa?
The average cap rate in Tulsa, OK is 7.9%. The median home price is $155,000 with a median monthly rent of $1,150, resulting in a rent-to-price ratio of 0.74%.
What are the property taxes in Tulsa?
The effective property tax rate in Tulsa, OK is 0.99%. On a $155,000 property, that translates to approximately $1,535 per year in property taxes.
How does Tulsa compare to other cash flow markets?
Among our 52 tracked markets, Tulsa, OK ranks #10 for cash flow investing. It performs above average for this strategy.
Does Tulsa meet the 1% rule?
Tulsa, OK has a rent-to-price ratio of 0.74%, which falls significantly below the 1% rule. However, the 1% rule is a rough guideline — individual deals can still cash flow well in this market.
Run Your Own Numbers for Tulsa
Use our free calculators pre-filled with Tulsa, OK market data, or adjust the numbers for your specific deal.
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