807 N Ridgeway St · Sapulpa, OK 74066

$53,000

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 46 Days on market

Built 1925 6,499 sqft lot

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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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! Calling all Landlords and investors to this handyman special!! This has been a rental the past few years and owner is selling it AS-IS. Hot water heater is newer. It's on a large lot with mature trees. Some water has accumulated in the crawlspace with recent rains. There are some deflections in the floor and the roof over the porch is in need of some attention. With some TLC, this would make a great rental. If you're interested, check it out and bring us an offer!

Key facts

• Large lot
• Mature trees
• 6,499 sq ft lot

Tags

• LARGE LOT
• MATURE TREES
• NEWER HOT WATER HEATER

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Shed(s); Wire fencing; No additional exterior features listed

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Ductless heating; Window cooling units
• Interior features: Aluminum window frames; Laminate countertops
• Laundry & utility: Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 2.8% in Sapulpa — 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 67/100 on livability (#88 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Sapulpa (suburban): math 23% / reading 24% proficiency, ranked #129 of 270 in OK (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 196 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
5. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.85%
• DSCR: 2.68
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $124,936
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
834 N Elizabeth St	0.06mi	2/1.0	762 (-2%)	7mo	$148,000	$194	88
712 N Elizabeth St	0.11mi	2/1.0	818 (+5%)	2mo	$41,500	$51	85
803 N Hodge St	0.19mi	2/1.0	843 (+9%)	4mo	$90,000	$107	73
908 N Ross St	0.17mi	2/1.0	816 (+5%)	14mo	$141,900	$174	72
606 N Brown St	0.34mi	2/1.0	864 (+11%)	4mo	$154,000	$178	62
708 N Brown St	0.26mi	2/1.0	879 (+13%)	13mo	$135,000	$154	55
503 N Elizabeth St	0.40mi	2/1.0	864 (+11%)	16mo	$139,500	$161	49

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: 33.9%
• Equity multiple: 2.43×
• Total profit: $21,257
• Equity at exit: $7,902

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $57,024
• Equity at exit: $4,582

Cash invested: $14,840 (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 74066

• Home prices YoY: -26.3%
• Active inventory: 196
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$278
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $468

Break-even live

Break-even rent $492

Max offer price $53,000

Occupancy floor 52%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 E Dewey Ave Unit 402 Sapulpa, OK	1.0	1.0	651	$700	$1.08	1d	1	1.21mi
322 S Park St Unit 6 Sapulpa, OK	1.0	1.0	750	$925	$1.23	1d	1	1.43mi
322 S Park St Unit 07 Sapulpa, OK	1.0	1.0	750	$975	$1.30	1d	1	1.43mi
9101 Oklahoma 66 Unit 4203 Sapulpa, OK	1.0	1.0	689	$1,119	$1.62	1d	1	1.50mi
9101 Oklahoma 66 Unit 1305 Sapulpa, OK	1.0	1.0	689	$1,079	$1.57	1d	1	1.50mi
9101 Oklahoma 66 Unit 3408 Sapulpa, OK	2.0	2.0	1048	$1,299	$1.24	10d	1	1.50mi
9101 Oklahoma 66 Unit 2409 Sapulpa, OK	1.0	1.0	689	$1,059	$1.54	21d	1	1.50mi
9101 Oklahoma 66 Unit 1404 Sapulpa, OK	2.0	2.0	1048	$1,299	$1.24	1d	1	1.50mi
9101 Oklahoma 66 Unit 1405 Sapulpa, OK	1.0	1.0	689	$1,059	$1.54	1d	1	1.50mi
9101 Oklahoma 66 Unit 5308 Sapulpa, OK	2.0	2.0	1048	$1,319	$1.26	1d	1	1.50mi

Listing history 19 events

1. 2026-06-13
   statusdays on market $53,000 Pending 46 DOM
2. 2026-06-10
   pricedays on market $53,000 Active 44 DOM
3. 2026-06-09
   days on market $63,000 Active 43 DOM
4. 2026-06-08
   days on market $63,000 Active 42 DOM
5. 2026-06-07
   days on market $63,000 Active 41 DOM
6. 2026-06-05
   days on market $63,000 Active 38 DOM
7. 2026-06-03
   days on market $63,000 Active 37 DOM
8. 2026-06-02
   days on market $63,000 Active 36 DOM
9. 2026-06-02
   price $63,000 Active 35 DOM
10. 2026-06-01
    days on market $68,000 Active 35 DOM
11. 2026-05-31
    days on market $68,000 Active 34 DOM
12. 2026-05-18
    price $71,000
13. 2026-05-11
    price $74,200
14. 2026-05-04
    price $79,900
15. 2026-04-28
    price $89,900
16. 2026-04-27
    listed $99,900 Active
17. 2022-05-17
    soldstatus $67,500
18. 2000-02-08
    soldstatus $15,000
19. 1997-08-12
    soldstatus $10,000

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,063 · $89/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 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,014
• − Mortgage interest: −$2,969
• − Property taxes: −$1,063
• − Insurance: −$265
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$1,542
• Taxable income: $5,093
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,395/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: Sapulpa
• NCES district ID: 4026910
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $44,536
• Composite: 20.29/100
• National rank: #8616
• State rank: #129 of 270 in OK

Livability — Sapulpa

• Score: 67/100
• State rank: #88
• US rank: #10676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sapulpa, OK
• County: Creek County · 32,292 people
• City population: 32,292
• Metro: Tulsa, OK
• Population (ZIP): 32,292
• Household income: $64,698
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 716.0

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 12% Two or more races 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.18%
• Current HPI: 250.2859
• 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

+610.0% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $71,000 MLS Technology, Inc.
• 2026-05-11 Price Changed $74,200 MLS Technology, Inc.
• 2026-05-04 Price Changed $79,900 MLS Technology, Inc.
• 2026-04-28 Price Changed $89,900 MLS Technology, Inc.
• 2026-04-27 Listed $99,900 MLS Technology, Inc.
• 2022-05-17 Sold (Public Records) $67,500 Public Records
• 2000-02-08 Sold (Public Records) $15,000 Public Records
• 1997-08-12 Sold (Public Records) $10,000 Public Records

Property tax history

+26.0%/yr

Latest (2025): $1,063 · +2.8% YoY. Source: county tax records.