19301 Cypress Ct · Catoosa, OK 74015

$65,000

4 bd · 3.0 ba · 1,964 sqft · SingleFamily public records · 8 Days on market

Built 2002 ↓ 48% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0
• Schools +1.5/10.0

Listing remarks MLS

Title work is in and they’re ready for a quick closing! Welcome home! Do not miss the chance to make this beautifully updated home your own. The open and inviting floor plan makes entertaining a breeze. The kitchen features a large island and a peninsula, both of which have space for seating. Cozy up to the gas fireplace in the living room, or retreat to your private primary suite on the main floor. Upstairs you will find three additional bedrooms, two of which have large walk-in closets, and a full bathroom. The backyard oasis has a large, partially covered deck, that is also built up to the above ground pool. Additional upgrades include a new roof in 2023, new HVAC 2024, new exterior paint 2023, new windows 2023, new fence 2024, built-in kitchen island, crown molding, barn door for primary bedroom closet, barn door for upstairs bedroom closet, and new beautiful landscaping. Schedule your private showing today, this one is going to go quick!

Key facts

• Completely remodeled
• New carpet
• New tile

Tags

• COMPLETELY REMODELED
• NEW PAINT
• NEW TILE
• NEW CARPET
• NEW CABINETS
• NEW QUARTZ COUNTER TOPS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.3% vs local median 2.4% in Catoosa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#295 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools F, amenities F.
• Catoosa (suburban): math 15% / reading 18% proficiency, ranked #195 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 76 active listings in the ZIP; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rogers County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.21% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.91%
• DSCR: 2.60
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $339,772
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19301 Cypress Ct	0.00mi	4/2.5	1,964 (0%)	12mo	$302,000	$154	88
3201 Ridgeline Rd	0.29mi	4/2.5	1,940 (-1%)	4mo	$420,000	$216	79
3051 N Dogwood Dr	0.16mi	4/2.5	2,129 (+8%)	0mo	$375,000	$176	76
19302 Sycamore Cir	0.06mi	4/2.5	1,760 (-10%)	6mo	$279,000	$159	73
19401 Stoney Dr	0.11mi	3/2.0 (-1)	1,999 (+2%)	19mo	$345,000	$173	67
2619 Woodstone Dr	0.32mi	3/2.0 (-1)	2,098 (+7%)	2mo	$355,000	$169	63
3075 N Front Rd	0.12mi	3/2.0 (-1)	2,144 (+9%)	12mo	$380,000	$177	60
18953 E Woodland Rd	0.27mi	4/3.0	2,201 (+12%)	17mo	$400,000	$182	53
207 N Valley Dr	0.68mi	4/2.5	2,184 (+11%)	0mo	$295,000	$135	47
19200 E Round Mountain Rd	0.33mi	4/2.5	2,148 (+9%)	24mo	$400,000	$186	47
201 N Valley Dr	0.70mi	4/2.5	2,184 (+11%)	0mo	$295,000	$135	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.33×
• Total profit: $24,259
• Equity at exit: $9,692

10-year hold

• IRR: 38.9%
• Equity multiple: 4.64×
• Total profit: $66,222
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74015

• Home prices YoY: -2.0%
• Active inventory: 76
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$220 /mo · $2,645/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $545

Break-even live

Break-even rent $745

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $581	-5% $563	+0% $545	+5% $526	+10% $508
Rent	-10% $431	-5% $488	+0% $545	+5% $601	+10% $658
Rate	-1.0pp $577	-0.5pp $561	base $545	+0.5pp $528	+1.0pp $511

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-15
   days on market $65,000 Active 8 DOM
2. 2026-06-13
   days on market $65,000 Active 6 DOM
3. 2026-06-13
   days on market $65,000 Active 5 DOM
4. 2026-06-10
   days on market $65,000 Active 3 DOM
5. 2026-06-09
   days on market $65,000 Active 2 DOM
6. 2026-06-08
   remarks 520-char remark
7. 2026-06-08
   listed $65,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $2,645 · $220/mo
• Projected year-2 tax: $2,645 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,209
• − Mortgage interest: −$3,641
• − Property taxes: −$2,645
• − Insurance: −$325
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$1,891
• Taxable income: $5,954
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,106/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Catoosa
• NCES district ID: 4006870
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 18% ▼ -8.00%
• Median HH income: $52,968
• Composite: 15.29/100
• National rank: #9330
• State rank: #195 of 270 in OK

Livability — Catoosa

• Score: 61/100
• State rank: #295
• US rank: #17666

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catoosa, OK
• Population (ZIP): 8,653

Population outlook (Rogers County) Hauer SSP2

• Today (2025): 100,211 people
• By 2030: 104,381 · +4.2%
• By 2040: 111,567 · +11.3%
• By 2050: 116,791 · +16.5%
• By 2075: 129,134 · +28.9%
• By 2100: 132,326 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 63% Two or more races 17% Native American 12% Hispanic / Latino 11% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 2%

Political lean MEDSL · Rogers

• 2024 margin: Solid R (+55.0) · D 21.6% · R 76.6% · Other 1.7%
• 2008→2024 swing: -10.9pp toward R · 2008: -44.1pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.9 2016: R+56.3 2012: R+50.1 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.46%
• Current HPI: 310.9
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

-48.4% since first listed

38 events — show timeline

• 2026-06-08 Listed $65,000 FSBO.com
• 2025-07-02 Sold (Public Records) $302,500 Public Records
• 2025-07-01 Sold (MLS) $302,000 MLS Technology, Inc.
• 2025-06-02 Pending — MLS Technology, Inc.
• 2025-05-29 Price Changed $299,900 MLS Technology, Inc.
• 2025-05-22 Price Changed $310,000 MLS Technology, Inc.
• 2025-05-14 Listed $314,900 MLS Technology, Inc.
• 2025-05-13 Listing Removed — MLS Technology, Inc.
• 2025-04-26 Relisted — MLS Technology, Inc.
• 2025-03-31 Pending — MLS Technology, Inc.
• 2025-02-11 Listed $315,000 MLS Technology, Inc.
• 2025-01-08 Listing Removed — MLS Technology, Inc.
• 2024-11-22 Price Changed $336,000 MLS Technology, Inc.
• 2024-11-12 Price Changed $338,000 MLS Technology, Inc.
• 2024-10-26 Listed $340,000 MLS Technology, Inc.
• 2020-03-26 Sold (Public Records) $194,000 Public Records
• 2020-03-24 Sold (MLS) $194,000 MLS Technology, Inc.
• 2020-02-18 Pending — MLS Technology, Inc.
• 2020-02-06 Price Changed $199,800 MLS Technology, Inc.
• 2020-01-07 Price Changed $199,900 MLS Technology, Inc.
• 2019-12-23 Price Changed $204,000 MLS Technology, Inc.
• 2019-12-10 Listed $209,000 MLS Technology, Inc.
• 2018-10-30 Listing Removed — MLS Technology, Inc.
• 2018-09-18 Pending — MLS Technology, Inc.
• 2018-09-10 Listed $150,000 MLS Technology, Inc.
• 2015-08-31 Listing Removed — MLS Technology, Inc.
• 2015-07-21 Price Changed $162,500 MLS Technology, Inc.
• 2015-06-30 Price Changed $165,000 MLS Technology, Inc.
• 2015-06-16 Price Changed $167,500 MLS Technology, Inc.
• 2015-06-03 Listed $170,000 MLS Technology, Inc.
• 2008-10-01 Sold (Public Records) $146,500 Public Records
• 2008-09-26 Sold (MLS) $145,175 MLS Technology, Inc.
• 2008-08-18 Listing Removed — MLS Technology, Inc.
• 2008-03-18 Listed $146,900 MLS Technology, Inc.
• 2008-03-18 Listing Removed — MLS Technology, Inc.
• 2007-09-17 Listed $149,900 MLS Technology, Inc.
• 2005-09-20 Sold (Public Records) $137,000 Public Records
• 2002-05-01 Sold (Public Records) $126,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,645 · +1.8% YoY. Source: county tax records.