11765 E Elm St · Verdigris, OK 74019

$185,000

3 bd · 2.0 ba · 1,234 sqft · Land public records · 11 Days on market

Built 1978 0.86 ac lot

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Why this score? — see what drove the F 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 +10.0/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Approximately . 9 acres, 3 bedrooms, 2 full baths, 2 car garage, sold "As-Is".

Key facts

• Wet weather creek
• New garage doors
• Newer vinyl windows

Tags

• PARTIALLY WOODED LOT
• WET WEATHER CREEK
• NEWER METAL ROOF
• NEWER VINYL WINDOWS
• NEWER HVAC SYSTEM
• NEW GARAGE DOORS

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached garage (2 spaces)
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Water available (rural); Septic tank
• Home design: Single-story; Slab foundation
• Construction: Metal roof; Stone veneer and wood siding with wood frame construction; Built per public records
• Exterior features: Covered patio and porch; Gravel driveway; Chain link fencing; Located on a cul-de-sac; Faces south

Interior

• Kitchen: Refrigerator; Range / Oven / Stove; Microwave; Dishwasher; Plumbed for ice maker; Gas water heater
• Bedrooms: Master bedroom with private bath (First floor); Bedroom (First floor); Bedroom (First floor)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Hall full bathroom (First floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows; Tile flooring; Gas range/oven connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, First floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $185k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (29.1% below list).
• Recommended offer: $131k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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: 118 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $50k; list at $185k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $131,177 (29.1% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 11.8

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-37,073
• Equity at exit: $27,584

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-41,589
• Equity at exit: $15,995

Cash invested: $51,800 (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: 118
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$970
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-110

Break-even live

Break-even rent $1,452

Max offer price $165,489

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Frederick Rd Claremore, OK	2.0	2.0	908	$1,113	$1.23	1d	3	1.21mi
2000 Frederick Rd Claremore, OK	1.0–2.0	1.0–2.0	762	$1,055	$1.38	1d	1	1.46mi
22350 S 4150 Rd Apt H104 Claremore, OK	2.0	1.0	821	$1,025	$1.25	1d	1	1.49mi
22350 S 4150 Rd Unit L 103 Claremore, OK	2.0	1.0	821	$875	$1.07	10d	1	1.49mi
2090 S Lynn Riggs Blvd Unit 2090-46 Claremore, OK	2.0	2.0	775	$1,019	$1.31	19d	1	1.49mi

Listing history 11 events

1. 2026-05-18
   status Pending
2. 2026-05-08
   listed $185,000 Active
3. 2017-09-29
   soldstatus $50,000 Closed 88-char remark

   Show marketing remark (88 chars)

   Approximately . 9 acres, 3 bedrooms, 2 full baths, 2 car garage, sold "As-Is".

4. 2017-06-06
   status Pending 88-char remark

   Show marketing remark (88 chars)

   Approximately . 9 acres, 3 bedrooms, 2 full baths, 2 car garage, sold "As-Is".

5. 2017-05-27
   price $45,000 88-char remark

   Show marketing remark (88 chars)

   Approximately . 9 acres, 3 bedrooms, 2 full baths, 2 car garage, sold "As-Is".

6. 2017-04-10
   price $70,900 88-char remark

   Show marketing remark (88 chars)

   Approximately . 9 acres, 3 bedrooms, 2 full baths, 2 car garage, sold "As-Is".

7. 2017-03-06
   price $74,575 88-char remark

   Show marketing remark (88 chars)

   Approximately . 9 acres, 3 bedrooms, 2 full baths, 2 car garage, sold "As-Is".

8. 2017-02-07
   listed $78,500 Active 88-char remark

   Show marketing remark (88 chars)

   Approximately . 9 acres, 3 bedrooms, 2 full baths, 2 car garage, sold "As-Is".

9. 2007-11-23
   historical
10. 2007-05-22
    listed $102,900
11. 1999-11-01
    soldstatus $77,000

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$471/yr (+$39/mo · 39.4%)

ⓘ 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 6/10 Major 7 d/yr ≥111°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,741
• − Mortgage interest: −$10,363
• − Property taxes: −$1,194
• − Insurance: −$925
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$5,382
• Taxable loss: −$4,641
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-211/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 — 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

+140.3% since first listed

11 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-08 Listed $185,000 MLS Technology, Inc.
• 2017-09-29 Sold (MLS) $50,000 MLS Technology, Inc.
• 2017-06-06 Pending — MLS Technology, Inc.
• 2017-05-27 Price Changed $45,000 MLS Technology, Inc.
• 2017-04-10 Price Changed $70,900 MLS Technology, Inc.
• 2017-03-06 Price Changed $74,575 MLS Technology, Inc.
• 2017-02-07 Listed $78,500 MLS Technology, Inc.
• 2007-11-23 Listing Removed — MLS Technology, Inc.
• 2007-05-22 Listed $102,900 MLS Technology, Inc.
• 1999-11-01 Sold (Public Records) $77,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,194 · +11.6% YoY. Source: county tax records.