Tulsa flips range from 1920s bungalows in midtown historic districts to mid-century ranches in Lortondale and east Tulsa, and the city's strict floodplain management and clay soils both shape what a rehab costs.
In short: LendingStreet finances fix and flip projects across the Tulsa metro on 1 to 8 unit investor properties, from $150,000 to $5M+. On some programs we cover up to 90% of total cost and up to 100% of the rehab, close in as little as 10 days and keep payments interest-only. In Tulsa, check the floodplain map, historic preservation zoning and the foundation before you buy.
Midtown neighborhoods such as Maple Ridge, Brookside, Cherry Street, Florence Park and Renaissance have 1920s through 1940s bungalows and Tudors with strong resale demand. Kendall-Whittier and the Pearl District are revitalizing areas near downtown, and Brady Heights and Owen Park in north Tulsa have historic homes at lower prices.
Lortondale and White City are known for mid-century ranches, and east Tulsa has 1960s through 1980s homes at moderate prices. Broken Arrow, Owasso, Jenks, Bixby, Sand Springs and Sapulpa have newer suburban stock.
| Area | Typical housing | Common rehab scope |
|---|---|---|
| Brookside, Cherry Street, Florence Park | 1920s-1940s bungalows and Tudors | Systems, foundations, kitchens |
| Lortondale, White City | Mid-century ranches | Kitchens, baths, mid-century updates |
| Kendall-Whittier, Brady Heights | Older homes in changing areas | Full updates, structure, exterior |
| Broken Arrow, Owasso, Jenks | 1980s-2000s suburban homes | Cosmetic updates, flooring, HVAC |
Expansive clay soils in the Tulsa area can move foundations, so look for cracked brick, uneven floors and sticking doors. Hail and severe storms make roof condition a key item, and many buyers value a storm shelter or safe room.
After major floods in past decades, Tulsa adopted strict floodplain management. Properties in or near regulatory floodplains along creeks and the Arkansas River can face limits on improvements, so check the city's floodplain map before you plan a major renovation.
LendingStreet fix and flip loans run from $150,000 to $5M+ on 1 to 8 unit investor properties. On some programs the loan covers up to 90% of total cost (LTC) and up to 100% of the rehab budget, and a complete file can close in as little as 10 days.
Payments are interest-only over a short term. The rehab portion is held back at closing and released in draws as work is completed and inspected, so your contractor schedule and your draw requests should line up. Our investor loans are business-purpose loans on non-owner-occupied property.
This example is illustrative and not a quote. An investor buys a 1930s bungalow in Florence Park that needs foundation repair, a roof, new electrical, a kitchen and a bath. The purchase price is $160,000, the rehab budget is $55,000 and the after-repair value, based on renovated sales nearby, is $275,000.
At 90% of the purchase price plus 100% of the rehab, the loan is $199,000, about 72% of the after-repair value. The estimated monthly interest-only payment on the full loan is about $1,741, and the plan is a 5-month hold. For simplicity the example assumes the full loan amount accrues interest for the whole hold.
After an estimated 7% in selling costs, the projected profit is about $25,794 on roughly $30,956 of cash invested. If the sale takes three months longer than planned, added interest and carrying costs of about $6,574 would cut the profit to about $19,220, which is why a realistic timeline matters as much as the rehab number.
| Item | Amount |
|---|---|
| Purchase price | $160,000 |
| Rehab budget | $55,000 |
| Loan (90% of price + 100% of rehab) | $199,000 |
| Estimated monthly interest-only payment | $1,741 |
| Interest over 5 months | $8,706 |
| Taxes, insurance and utilities | $2,250 ($450 a month) |
| Buy-side closing costs (estimate) | $4,000 |
| Selling costs (about 7%) | $19,250 |
| Sale at after-repair value | $275,000 |
| Estimated profit | $25,794 |
| Cash invested (down payment, closing, carry) | $30,956 |
The City of Tulsa issues building permits through its development services office, and Broken Arrow, Owasso, Jenks, Bixby and other cities have their own departments. Unincorporated areas fall under Tulsa County.
Tulsa has historic preservation zoning in several neighborhoods, including Maple Ridge, Brady Heights, Owen Park and Yorktown, where exterior changes generally need approval from the Tulsa Preservation Commission. Plan for review time on those projects.
Oklahoma's documentary stamp tax on deeds is customarily paid by the seller, so it is part of your resale costs. Title and recording costs are generally moderate.
Tulsa County assesses real property using an assessment ratio applied to market value, and the homestead exemption applies only to an owner's home. Ask the Tulsa County Assessor how a sale affects the next bill, and get insurance quotes early, since wind and hail deductibles can be significant.
For statewide program details, see our Oklahoma fix and flip loan page.
Every flip loan needs a clear exit. Most investors sell the renovated property and repay the loan from the proceeds. The other route is to keep it as a rental and refinance into a long-term DSCR loan, which qualifies on the property's rent instead of your personal income.
Tulsa rents are healthy relative to prices, so a DSCR refinance is a practical way to hold a renovated home. See the local DSCR loan page for how those loans are sized.
A complete file gets a faster, clearer answer. Have these ready when you reach out.
LendingStreet lends on 1 to 8 unit investor rehabs across Tulsa, Wagoner, Rogers, Creek and Osage counties. Send the address, purchase price, rehab budget and your after-repair value, and we will size the loan, check the numbers and come back with options.
Use the form below to get a quote, or call (877) 298-1001 to talk through a deal before you make an offer.
It can. Properties in or near regulatory floodplains can face limits on improvements, so check the city's floodplain map before you plan a major renovation.
Maple Ridge and several other Tulsa neighborhoods have historic preservation zoning, so exterior changes generally need Tulsa Preservation Commission approval.
Yes. Clay soils can move foundations, so get an evaluation before you buy and include repairs in your rehab budget.
Yes. We finance 1 to 8 unit investor rehabs across the Tulsa metro, subject to normal review.
On some programs, up to 90% of total project cost and up to 100% of the rehab budget. The final amount depends on the deal, the budget and the after-repair value.
As little as 10 days when the contract, budget, entity documents and title are ready.
Yes. Fix and flip loans are short-term, interest-only loans, and rehab funds are released in draws after inspections.
No. Our investor loans are business-purpose loans on non-owner-occupied property.
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