6512 S Memorial Dr, Unit 18D
SKIP
List price
$97,500
Estimated monthly cash flow
−$304.95
Cash-on-cash return (CoC)
−13.9%
Estimated upfront cash
$26,325
Cash-on-cash return (CoC) is annual estimated cash flow divided by estimated upfront cash invested. NOI means net operating income (before debt service and capital reserves).
Income to cash-flow breakdown
| Line | Amount / mo | Notes |
|---|---|---|
| Scheduled rent | $1,090.00 | Estimated from South Tulsa comps $1,185 / $1,090 / $1,170 — data quality docked |
| Vacancy (7%) | −$76.30 | Of scheduled rent |
| Maintenance (8%) | −$87.20 | Of scheduled rent |
| Property management (8%) | −$87.20 | Of scheduled rent |
| Insurance | −$150.00 | $1,800/yr estimated, UNVERIFIED |
| Property tax | −$119.25 | $1,431/yr historical (2025 listing figure) |
| HOA | −$334.00 | Source-reported from listing; coverage UNVERIFIED |
| NOI (net operating income) | $236.05 | Before debt service and capital reserves |
| Principal & interest (P&I) | −$486.50 | 25% down, 7%, 30-year on $73,125 loan |
| Capital reserves / capex (5%) | −$54.50 | After NOI — capital reserve, not operating expense |
| Estimated monthly cash flow | −$304.95 | NOI − P&I − capex |
Cash invested = down payment $24,375 + 2% closing $1,950 = $26,325. Annual CF ≈ −$3,659 → CoC ≈ −13.9%.
Why SKIP
Estimated cash flow is deeply negative after HOA and tax. A cheap listing is not automatically a good rental. Status is SKIP — not UNDERWRITE.
What UNDERWRITE means: worth further investigation — not a buy order. This card is SKIP. Do not treat any label as a purchase instruction.
Earlier marketing briefly showed about +$78/mo using $841 tax and omitting HOA. That claim is withdrawn; the engine with listing-reported HOA and $1,431 tax yields about −$305/mo.
Sources (date / status)
- List price, beds/baths/sqft, DOM, HOA $334 — listing portal / Redfin · source-reported · checked 16 Sep 2026
- Tax $1,431 — listing portal · historical 2025 · not confirmed future tax
- Rent $1,090 — estimated from South Tulsa comps · data quality docked
- Insurance $1,800/yr — estimated · UNVERIFIED
- Flood Zone X — listing / public flood context · source-reported
Next verification steps
- Confirm HOA master policy vs owner insurance — what HOA covers
- Pull current assessor tax and exemptions
- Verify building-level rents (not a shared South Tulsa set)
- Ask about special assessments