210 E Will Rogers Blvd · Claremore, OK 74017

$60,000

3 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 1 Days on market

Built 1950 9,510 sqft lot ↓ 4% 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 +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity! House within walking distance of downtown Claremore. Older home needed some repairs and TLC. Bring your tools and start the remodel today. Property is being sold as is.

Key facts

• 9,510 sq ft lot
• Built 1950

Property features AI

Finance

• HOA & community: Gutters noted as a community/maintenance feature

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces southwest; Crawlspace foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Patio/porch; Rain gutters; Corner lot

Interior

• Kitchen: Microwave; Oven; Range / Stove
• Bedrooms: Master bedroom on first floor; Two additional bedrooms on first floor
• Flooring: Wood veneer flooring
• Bathrooms: One full bathroom (hall/full) on first floor
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Vinyl windows; Granite counters; Decorative fireplace
• Laundry & utility: Utility room (inside, first floor); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 21.5% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $415 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 + 2.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $60,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.43% ✓
• Cap rate: 21.48%
• Cash-on-cash: 54.23%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $190,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Will Rogers Blvd	0.00mi	3/1.0	1,251 (0%)	1mo	$60,000	$48	99
309 E Fry St	0.50mi	3/1.0	1,240 (-1%)	3mo	$189,000	$152	73
321 E 4th St	0.11mi	3/1.0	1,081 (-14%)	1mo	$65,000	$60	71
216 S Perdue Ave	0.29mi	3/1.0	1,116 (-11%)	4mo	$171,500	$154	65
620 Choctaw Ave S	0.52mi	2/2.0 (-1)	1,260 (+1%)	1mo	$90,000	$71	64
426 E Will Rogers Blvd	0.21mi	3/2.0	1,414 (+13%)	4mo	$268,000	$190	61
303 E Fry Pl	0.62mi	3/1.0	1,176 (-6%)	2mo	$200,000	$170	60
104 W 7th St	0.31mi	3/2.0	1,415 (+13%)	2mo	$75,000	$53	58
314 W 7th St	0.40mi	2/1.0 (-1)	1,136 (-9%)	3mo	$150,000	$132	58
520 E 6th St	0.35mi	2/1.0 (-1)	1,112 (-11%)	3mo	$175,000	$157	57
302 E 12th St	0.64mi	3/2.0	1,369 (+9%)	0mo	$200,000	$146	50
308 E Fry Ct	0.66mi	3/2.0	1,424 (+14%)	4mo	$259,000	$182	39

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: 52.0%
• Equity multiple: 3.27×
• Total profit: $38,090
• Equity at exit: $8,946

10-year hold

• IRR: 57.1%
• Equity multiple: 6.55×
• Total profit: $93,212
• Equity at exit: $5,188

Cash invested: $16,800 (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 74017

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 181
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $759

Break-even live

Break-even rent $498

Max offer price $60,000

Occupancy floor 43%

Sensitivity live

Price	-10% $793	-5% $776	+0% $759	+5% $742	+10% $725
Rent	-10% $644	-5% $702	+0% $759	+5% $817	+10% $875
Rate	-1.0pp $790	-0.5pp $775	base $759	+0.5pp $744	+1.0pp $728

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 E Will Rogers Blvd Claremore, OK	2.0	1.0	1028	$1,300	$1.26	11d	1	0.13mi
317 E Will Rogers Blvd Claremore, OK	2.0	2.0	996	$1,475	$1.48	11d	1	0.13mi
2001 S Cherokee Ave Claremore, OK	3.0	2.0	1240	$1,500	$1.21	11d	1	1.44mi
644 Earthside Dr Apt B Claremore, OK	2.0	1.5	950	$900	$0.95	11d	1	1.47mi

Listing history 10 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   listed $60,000 Active
3. 2022-10-18
   status Active
4. 2022-10-18
   historical
5. 2022-10-06
   status Pending
6. 2022-09-09
   listed $165,000 Active
7. 2021-12-20
   soldstatus $58,000
8. 2021-12-17
   soldstatus $58,000 Closed 192-char remark

   Show marketing remark (192 chars)

   Investment opportunity! House within walking distance of downtown Claremore. Older home needed some repairs and TLC. Bring your tools and start the remodel today. Property is being sold as is.

9. 2021-11-17
   status Pending 192-char remark

   Show marketing remark (192 chars)

   Investment opportunity! House within walking distance of downtown Claremore. Older home needed some repairs and TLC. Bring your tools and start the remodel today. Property is being sold as is.

10. 2021-11-15
    listed $62,500 Active 192-char remark

    Show marketing remark (192 chars)

    Investment opportunity! House within walking distance of downtown Claremore. Older home needed some repairs and TLC. Bring your tools and start the remodel today. Property is being sold as is.

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $650 · $54/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,515
• − Mortgage interest: −$3,361
• − Property taxes: −$650
• − Insurance: −$300
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$1,745
• Taxable income: $8,657
• Est. tax owed @ 24.0%: −$2,078
• After-tax cash flow: $7,034/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

-4.0% since first listed

10 events — show timeline

• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $60,000 MLS Technology, Inc.
• 2022-10-18 Relisted — MLS Technology, Inc.
• 2022-10-18 Listing Removed — MLS Technology, Inc.
• 2022-10-06 Pending — MLS Technology, Inc.
• 2022-09-09 Listed $165,000 MLS Technology, Inc.
• 2021-12-20 Sold (Public Records) $58,000 Public Records
• 2021-12-17 Sold (MLS) $58,000 MLS Technology, Inc.
• 2021-11-17 Pending — MLS Technology, Inc.
• 2021-11-15 Listed $62,500 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $650 · +5.0% YoY. Source: county tax records.