Short answer: In Tulsa, OK, the median home value is $234,400 and the median 3-bedroom rents for $1,371/mo (Census ACS 2024). That's a rent-to-price ratio of 0.58%, so it misses the 1% rule and ranks #15 of the 50 largest US rental markets. With 20% down at 7.40%, FirstDoor scores a median-priced home Pass (−$459/mo cash flow).
Key numbers
The 1% rule in Tulsa
Before running a full analysis, many investors check whether rent is at least 1% of price. This is where Tulsa lands.
Across all rentals (not just 3-bedrooms) the ratio is 0.47%. A home renting for the median 3-bedroom rent would need to cost about $137,000 or less to pass.
A typical Tulsa home, scored
We took a home at the median value, gave it the median 3-bedroom rent, and ran it through the same math as the FirstDoor calculator: 20% down, a 30-year loan at 7.40%, the city's median tax rate, and standard expense budgets.
| 3-bedroom rent (median) | $1,371 |
| Property tax ($2,082/yr, local median) | −$174 |
| Insurance ($1,170/yr, assumed) | −$98 |
| Vacancy 6% · Maintenance 5% · Management 8% | −$260 |
| Net operating income | $840 |
| Mortgage (P&I on $187,520 at 7.40%) | −$1,298 |
| Monthly cash flow | −$459 |
What price works in Tulsa?
Price is the lever you control. Holding rent at the Tulsa median, these are the price ceilings for each FirstDoor result.
Takeaways
- A 0.58% rent-to-price ratio puts Tulsa in the middle of the pack (#15 of 50). Expect to hunt for below-median prices to make the numbers work.
- A median-priced home here would cost you about $459/mo out of pocket after the mortgage and every expense. To break even you'd need to pay about $164,000, 30% below the median.
- Rents (+7.4%) and home values (+9.4%) moved roughly together from 2023 to 2024, so the ratio barely changed.
Frequently asked questions
Does Tulsa pass the 1% rule?
No, on typical numbers. The median 3-bedroom gross rent is $1,371/mo and the median home value is $234,400 (Census ACS 2024 1-year), a ratio of 0.58%. To pass at that rent, a home would need to cost about $137,000 or less.
What is the typical rent for a 3-bedroom in Tulsa?
The median gross rent for a 3-bedroom in Tulsa, OK is $1,371 a month, and $1,099 across all rentals (Census ACS 2024 1-year). Gross rent includes utilities the renter pays, so the landlord's share can be a bit lower. The 3-bedroom median rose 7.4% from 2023.
Can you cash flow a rental in Tulsa?
At the median price, not easily. With 20% down at 7.40% and realistic expenses, a $234,400 home renting for $1,371 loses about $459/mo. It breaks even at roughly $164,000.
How much cash do you need to buy a typical rental in Tulsa?
About $53,880: a 20% down payment of $46,880 plus closing costs we assume at 3% ($7,000). Lenders often also want several months of reserves. Investment loans commonly need 15–25% down.
Is Tulsa a good place to buy a first rental?
FirstDoor scores a median-priced home in Tulsa as Pass (0 of 8 points). That's a starting point, not a verdict on every listing: neighborhoods vary, and buying below the median changes the math. Run any listing through the free calculator.
Compare similar markets
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Sources
Data: U.S. Census Bureau, 2024 American Community Survey 1-year estimates (released September 2025); year-over-year changes compare with 2023. Mortgage rate: Freddie Mac PMMS, week of October 15, 2026. Retrieved October 15, 2026. Insurance ($1,170/yr), closing costs (3%), maintenance (5%) and management (8%) are FirstDoor assumptions, not local data. Investment-property loans often price above the PMMS average. Medians describe the whole city, not any one home. Educational content, not financial advice.