7195 E Battenfield Dr · Verdigris, OK 74019

$205,000

3 bd · 2.0 ba · 1,518 sqft · Land public records · 67 Days on market

Built 1972 0.93 ac lot

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Why this score? — see what drove the D- 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 +12.5/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vinyl windows installed in 97;hardwood floors throughout except kitchen; vinyl ext trim; beautiful flower gardens & mature trees; furnace, dishwasher, range new in 97;12X20 storage bldg.

Key facts

• Large living room
• Covered back patio
• Solid brick home

Tags

• SOLID BRICK HOME
• MULTIPLE LIVING AREAS
• ORIGINAL HARDWOOD FLOORS
• LARGE LIVING ROOM
• FUNCTIONAL KITCHEN SPACE
• COVERED BACK PATIO

Property features AI

Exterior

• Parking: Attached garage; 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Septic tank sewer
• Home design: Single-story home; Faces south; Entry on main level
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Crawlspace and slab foundation; Built in public-records year
• Exterior features: Concrete driveway; Property on a cul-de-sac; Wooded lot

Interior

• Kitchen: Dishwasher; Oven; Range; Gas water heater
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; Ceiling fan(s); Aluminum window frames; No additional interior features listed
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $205k.

Deal economics

• At list price, monthly cash flow is $-31 ($-375/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (23.3% below list).
• Recommended offer: $157k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Verdigris — 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 70/100 on livability (#40 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Verdigris (rural): math 33% / reading 34% proficiency, ranked #29 of 270 in OK (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Verdigris Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 467 students, 0% FRL); Verdigris Upper Es (math 42% / reading 36%, grade F, #10 of 345 statewide, top 3%, 300 students, 0% FRL); Verdigris Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 420 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 120 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 67 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $28k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,240 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-35,274
• Equity at exit: $30,566

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-33,541
• Equity at exit: $17,725

Cash invested: $57,400 (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 74019

• Home prices YoY: -13.2%
• Active inventory: 120
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-31

Break-even live

Break-even rent $1,612

Max offer price $199,477

Occupancy floor 97%

Sensitivity live

Price	-10% $85	-5% $27	+0% $-31	+5% $-89	+10% $-147
Rent	-10% $-155	-5% $-93	+0% $-31	+5% $31	+10% $93
Rate	-1.0pp $72	-0.5pp $21	base $-31	+0.5pp $-84	+1.0pp $-138

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $205,000 Active 67 DOM
2. 2026-06-18
   days on market $205,000 Active 64 DOM
3. 2026-06-17
   days on market $205,000 Active 63 DOM
4. 2026-06-16
   days on market $205,000 Active 62 DOM
5. 2026-06-15
   days on market $205,000 Active 61 DOM
6. 2026-06-13
   pricedays on market $205,000 Active 59 DOM
7. 2026-06-10
   days on market $220,000 Active 56 DOM
8. 2026-06-09
   days on market $220,000 Active 55 DOM
9. 2026-06-08
   days on market $220,000 Active 54 DOM
10. 2026-06-07
    days on market $220,000 Active 53 DOM
11. 2026-06-03
    days on market $220,000 Active 49 DOM
12. 2026-06-02
    days on market $220,000 Active 48 DOM
13. 2026-06-01
    days on market $220,000 Active 47 DOM
14. 2026-05-31
    days on market $220,000 Active 46 DOM
15. 2026-05-13
    price $220,000
16. 2026-04-15
    listed $233,000 Active
17. 2026-03-26
    soldstatus $233,000
18. 2015-02-05
    historical
19. 2014-08-04
    listed $114,000
20. 2003-12-02
    soldstatus $112,000 192-char remark

    Show marketing remark (192 chars)

    Vinyl windows installed in 97;hardwood floors throughout except kitchen; vinyl ext trim; beautiful flower gardens & mature trees; furnace, dishwasher, range new in 97;12X20 storage bldg.

21. 2003-12-01
    soldstatus $112,000
22. 2003-09-05
    listed $109,900 192-char remark

    Show marketing remark (192 chars)

    Vinyl windows installed in 97;hardwood floors throughout except kitchen; vinyl ext trim; beautiful flower gardens & mature trees; furnace, dishwasher, range new in 97;12X20 storage bldg.

23. 1992-05-01
    soldstatus $71,500

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$489/yr (+$41/mo · 36.1%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,869
• − Mortgage interest: −$11,483
• − Property taxes: −$1,356
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$5,964
• Taxable loss: −$3,978
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $580/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: Verdigris
• NCES district ID: 4031110
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $67,371
• Composite: 30.77/100
• National rank: #6156
• State rank: #29 of 270 in OK

Livability — Verdigris

• Score: 70/100
• State rank: #40
• US rank: #7775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rogers County · 50,229 people
• Metro: Tulsa, OK
• Population (ZIP): 21,023
• Household income: $84,342
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 150.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 11% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

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: ▼ -32.22%
• Current HPI: 210.9691
• Rent YoY: —
• 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

+207.7% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $220,000 MLS Technology, Inc.
• 2026-04-15 Listed $233,000 MLS Technology, Inc.
• 2026-03-26 Sold (Public Records) $233,000 Public Records
• 2015-02-05 Listing Removed — MLS Technology, Inc.
• 2014-08-04 Listed $114,000 MLS Technology, Inc.
• 2003-12-02 Sold (MLS) $112,000 MLS Technology, Inc.
• 2003-12-01 Sold (Public Records) $112,000 Public Records
• 2003-09-05 Listed $109,900 MLS Technology, Inc.
• 1992-05-01 Sold (Public Records) $71,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,356 · +12.5% YoY. Source: county tax records.