1011 W 23rd St · Claremore, OK 74017

$179,900

3 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 13 Days on market

Built 2005 7,258 sqft lot Est $207k · 13% under $5/mo HOA

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Why this score? — see what drove the C- 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 +19.0/30.0
• ARV discount +13.4/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The home features a functional floor plan and solid structure, ready for updates and personal touches. With a little TLC, this property can truly shine and provide immediate equity for the right buyer. Ideal for investors or those looking for a renovation project in a great location. Roof replaced 2025, HVAC replaced 2021 and new insulation in attic 2025. Priced to sell, this home combines location, potential, and affordability. Don't miss the chance to make this Claremore property your next investment or forever home. Property sells as-is.

Key facts

• Hvac replaced
• Great location
• Solid structure

Tags

• FUNCTIONAL FLOOR PLAN
• SOLID STRUCTURE
• ROOF REPLACED
• HVAC REPLACED
• NEW INSULATION
• GREAT LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $55; Community gutters

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; North-facing; Slab foundation
• Construction: Built from brick, vinyl siding and wood frame; Asphalt fiberglass roof; Year built from public records
• Exterior features: Concrete driveway; Rain gutters; Covered porch and patio; Full privacy fencing

Interior

• Kitchen: Eat-in kitchen with pantry; Gas range; Oven; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet; Additional bedrooms (no baths) on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (including hall bath and master bath with bathtub)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Laminate counters; High ceilings; Vaulted ceilings; Ceiling fan(s); Programmable thermostat; Vinyl windows
• Laundry & utility: Utility room (inside, separate); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (6.0% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.1% in Claremore — 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 73/100 on livability (#20 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D, amenities F, commute F.
• Claremore (town): math 24% / reading 25% proficiency, ranked #111 of 270 in OK (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.6%/yr); 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $180k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,088 (6.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 0.94% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $207,207
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 W 24th St	0.13mi	3/2.0	1,285 (-0%)	4mo	$193,500	$151	90
1005 W 23rd St	0.04mi	3/2.0	1,359 (+6%)	0mo	$240,000	$177	89
2001 N Chambers Ave	0.14mi	3/2.0	1,317 (+2%)	2mo	$206,000	$156	88
1002 W 24th St	0.13mi	3/2.0	1,287 (0%)	8mo	$215,000	$167	87
2002 N Chambers Ter	0.09mi	3/2.0	1,392 (+8%)	1mo	$215,000	$154	81
817 W 24th St	0.21mi	3/2.0	1,344 (+4%)	5mo	$185,000	$138	79
825 W 23rd St	0.20mi	3/2.0	1,214 (-6%)	4mo	$195,000	$161	78
1001 W 22nd St	0.08mi	3/2.0	1,426 (+11%)	3mo	$195,000	$137	76
1012 W 22nd St	0.03mi	3/2.0	1,120 (-13%)	5mo	$195,000	$174	73
809 W 24th St	0.26mi	3/2.0	1,150 (-11%)	5mo	$189,000	$164	66
1105 W 16th St	0.49mi	3/1.5	1,101 (-14%)	3mo	$180,000	$163	49
1429 W Evergreen Ln	0.70mi	2/2.0 (-1)	1,435 (+12%)	4mo	$206,560	$144	40

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-17,865
• Equity at exit: $26,824

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,909
• Equity at exit: $15,554

Cash invested: $50,372 (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 74017

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 181
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$75
• HOA: −$5
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $188

Break-even live

Break-even rent $1,453

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $290	-5% $239	+0% $188	+5% $137	+10% $86
Rent	-10% $54	-5% $121	+0% $188	+5% $255	+10% $321
Rate	-1.0pp $278	-0.5pp $234	base $188	+0.5pp $141	+1.0pp $94

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Sunstone St Claremore, OK	4.0	2.0	1796	$2,200	$1.22	2d	1	0.37mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 10 events

1. 2026-06-18
   days on market $179,900 Active 13 DOM
2. 2026-06-17
   days on market $179,900 Active 12 DOM
3. 2026-06-16
   days on market $179,900 Active 11 DOM
4. 2026-06-15
   days on market $179,900 Active 10 DOM
5. 2026-06-13
   days on market $179,900 Active 8 DOM
6. 2026-06-10
   days on market $179,900 Active 5 DOM
7. 2026-06-09
   days on market $179,900 Active 4 DOM
8. 2026-06-08
   days on market $179,900 Active 3 DOM
9. 2026-06-07
   remarks 546-char remark
10. 2026-06-07
    listed $179,900 Active 2 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: $1,495 · $125/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$124/yr (+$10/mo · 8.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,291
• − Mortgage interest: −$10,077
• − Property taxes: −$1,495
• − Insurance: −$900
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − HOA: −$60
• − Depreciation: −$5,233
• Taxable loss: −$721
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $2,427/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: Claremore
• NCES district ID: 4007740
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $44,946
• Composite: 21.16/100
• National rank: #8426
• State rank: #111 of 270 in OK

Livability — Claremore

• Score: 73/100
• State rank: #20
• US rank: #5616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claremore, OK
• County: Rogers County · 50,229 people
• City population: 50,229
• Metro: Tulsa, OK
• Population (ZIP): 29,206
• Household income: $65,368
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 603.0

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 0.55)
• Race & ethnicity: White 67% Native American 15% Two or more races 12% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -57.22%
• Current HPI: 227.0657
• Rent YoY: ▲ 2.62%
• Metro: Tulsa, OK
• 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

+105.6% since first listed

3 events — show timeline

• 2026-06-05 Listed $179,900 MLS Technology, Inc.
• 2018-05-31 Sold (Public Records) $85,000 Public Records
• 2005-09-19 Sold (Public Records) $87,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,495 · +5.1% YoY. Source: county tax records.