Updated 2026 · Based on median market data for Tulsa, OK
The median monthly rent in Tulsa, OK is $1,340, translating to $16,080 in annual gross rental income per unit. The rent-to-price ratio is 0.55% — well below the 1% rule, making pure cash flow investing challenging at median prices and requiring investors to target below-median purchases or value-add strategies. For context, a 0.55% rent-to-price ratio means that for every $100,000 invested in property, you collect approximately $547/mo in gross rent. The gross rent multiplier of 15.2x means it takes 15.2 years of gross rent to equal the purchase price — a moderate ratio typical of balanced markets.
Renters in Tulsa spend approximately 32% of the local median household income ($50,200) on rent. This exceeds the standard 30% affordability threshold, suggesting rent growth may face resistance — but it also means a large portion of the population finds buying even more out of reach, supporting deep rental demand. Landlords should be cautious about aggressive rent increases and focus instead on tenant retention to minimize costly turnover.
The vacancy rate in Tulsa is 6.3%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Budget for one month of vacancy per year in your underwriting to be conservative. Population growth of 0.6% annually provides stable demand.
Tulsa's GRM (price divided by annual rent) is 15.2x. A GRM between 12-16x is moderate and typical of balanced markets. Deals can work but you need to keep expenses controlled and buy at or below the median to achieve strong returns. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x. To beat Tulsa's median GRM, target properties where you can achieve rents above $1,340 through renovations, better marketing, or targeting underserved tenant segments — or buy at a discount to the $245,000 median price. Every point lower on GRM translates to roughly 0.5-0.8% improvement in your cap rate.
At the median rent of $1,340/mo, a single-family rental in Tulsa generates approximately $16,080 in gross annual income. After accounting for 6.3% vacancy ($1,013 lost), property taxes of $2,205, insurance (~$980), and maintenance (~$980), the estimated NOI is $10,902 per year, or $908/mo. Adding an 8% management fee ($1,286/yr) reduces investor cash flow further. Before debt service, you are looking at approximately $9,616/yr in landlord net income. Whether this is attractive depends on your total capital invested — at a $49,000 down payment, the unlevered yield on equity from NOI alone is 22.2%.
Rent growth in Tulsa is driven by the interplay of population growth (0.6%), income growth, and housing supply constraints. Moderate population growth of 0.6% supports steady rent increases of approximately 2.5% per year. That trajectory takes today's $1,340/mo to $1,443 in 3 years and $1,516 in 5 years. The affordability headroom of $-85/mo between current rents and the 30% income threshold is essentially zero, meaning rent increases must be matched by income growth to avoid tenant turnover.
With a median income of $50,200 and affordable home prices ($245,000), many tenants in Tulsa are working families and individuals who could buy but choose to rent — or are saving for a down payment. This creates a reliable tenant base that values stability and tends to stay longer, reducing turnover costs. The larger population base of 413,066 gives you a deeper tenant pool to draw from, reducing re-leasing time.
Tulsa is a large enough market to support multiple professional property management companies, giving you negotiating leverage on fees. Expect to pay 8-10% of collected rent for full-service management, with leasing fees of 50-100% of one month's rent for new tenant placement. At $1,340/mo rent, that is $121/mo in management fees. Self-management makes sense if you are local, have fewer than 5 units, and the rent level justifies your time — at $1,340/mo, self-management of a small portfolio saves meaningful dollars but professional management becomes economical at 3-4 units.
Tulsa vs Oklahoma state average and national average across key investment metrics. Tulsa beats the national average but trails the Oklahoma average on cap rate.