1406 W Clint St · Claremore, OK 74017

$160,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 31 Days on market

Built 1975 Est $167k · at est.

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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 +15.5/30.0
• ARV discount +9.5/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD #422-236408 Nice Claremore starter home. Features large rooms, fireplace, covered patio and large fenced yard. Brick and vinyl exterior w/ 2 car garage in quiet neighborhood, close to shopping and easy highway access. Sold AS-IS, needs some repairs.

Key facts

• Hvac replaced
• New breaker box
• New hot water heater

Tags

• NEW ROOF
• NEW BREAKER BOX
• NEW HOT WATER HEATER
• HVAC REPLACED
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $66 ($791/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 $130k (18.9% below list).
• Recommended offer: $130k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Westside Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 557 students, 0% FRL); Will Rogers Jhs (math 20% / reading 23%, grade F, #146 of 345 statewide, top 43%, 807 students, 0% FRL); Claremore Hs (math 22% / reading 35%, grade F, #121 of 447 statewide, top 27%, 1,285 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.6%/yr); 184 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $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

• It's been on market 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $68k; list at $160k implies a 135% gain — meaningful room to come down on a strong offer.

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 $129,763 (18.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 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?
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: 0.81% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $167,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 S Sunset Dr	0.37mi	3/1.5	1,098 (-2%)	9mo	$185,000	$168	70
946 S Reavis Rd	0.47mi	3/1.0	1,152 (+3%)	3mo	$155,000	$135	70
1230 W Dupont St	0.41mi	3/2.0	1,136 (+2%)	6mo	$134,000	$118	70
1804 W Sunset Dr	0.38mi	3/1.5	1,051 (-6%)	10mo	$185,000	$176	62
932 Cowell St	0.57mi	3/2.0	1,066 (-4%)	13mo	$160,000	$150	51
1206 W Haskell St	0.53mi	4/1.5 (+1)	1,218 (+9%)	3mo	$187,000	$154	51
819 Cowell St	0.68mi	4/1.0 (+1)	1,232 (+10%)	4mo	$178,000	$144	42
1307 W Doris St	0.73mi	3/2.0	1,224 (+10%)	5mo	$105,000	$86	42
752 S Muskogee Ave Unit A	0.74mi	3/1.5	984 (-12%)	4mo	$174,900	$178	41
908 Pecan Ln	0.73mi	2/1.0 (-1)	1,200 (+8%)	11mo	$117,000	$98	39
2003 Charlestown Cir	0.52mi	3/2.0	1,281 (+15%)	11mo	$180,000	$141	38
1308 W Doris St	0.73mi	3/2.0	1,212 (+9%)	12mo	$195,000	$161	37

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-22,294
• Equity at exit: $23,857

10-year hold

• IRR: -5.7%
• Equity multiple: 0.64×
• Total profit: $-16,307
• Equity at exit: $13,834

Cash invested: $44,800 (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: 184
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$839
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $66

Break-even live

Break-even rent $1,214

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $156	-5% $111	+0% $66	+5% $21	+10% $-25
Rent	-10% $-37	-5% $15	+0% $66	+5% $117	+10% $168
Rate	-1.0pp $146	-0.5pp $107	base $66	+0.5pp $24	+1.0pp $-18

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 W Brooks St Unit A Claremore, OK	2.0	1.0	850	$1,275	$1.50	0d	1	0.44mi
644 Earthside Dr Apt B Claremore, OK	2.0	1.5	950	$900	$0.95	12d	1	0.53mi
2000 Hilltop Ln Claremore, OK	2.0	1.5	972	$1,000	$1.03	0d	1	0.56mi
2808 Ridgeview Pl Unit A Claremore, OK	3.0	2.0	1288	$1,450	$1.13	0d	1	0.94mi
2805 Trailwood Dr Unit B Claremore, OK	3.0	2.0	1288	$1,500	$1.16	12d	1	0.95mi
2805 Trailwood Dr Unit A Claremore, OK	3.0	2.0	1288	$1,450	$1.13	0d	1	0.95mi
317 E Will Rogers Blvd Claremore, OK	2.0	2.0	996	$1,475	$1.48	12d	1	1.12mi
318 E Will Rogers Blvd Claremore, OK	2.0	1.0	1028	$1,300	$1.26	12d	1	1.14mi
2001 S Cherokee Ave Claremore, OK	3.0	2.0	1240	$1,500	$1.21	12d	1	1.24mi
22350 S 4150 Rd Apt H104 Claremore, OK	2.0	1.0	821	$1,025	$1.25	0d	1	1.33mi
22350 S 4150 Rd Unit L 103 Claremore, OK	2.0	1.0	821	$875	$1.07	12d	1	1.33mi
2000 Frederick Rd Claremore, OK	1.0–2.0	1.0–2.0	762	$1,055	$1.38	0d	1	1.34mi
2090 S Lynn Riggs Blvd Claremore, OK	1.0–2.0	1.0–2.0	662	$1,019	$1.54	25d	1	1.46mi
2090 S Lynn Riggs Blvd Unit 2090-46 Claremore, OK	2.0	2.0	775	$1,019	$1.31	21d	1	1.46mi

Listing history 23 events

1. 2026-06-16
   status $160,000 Under Contract 31 DOM
2. 2026-06-15
   days on market $160,000 Active 31 DOM
3. 2026-06-13
   days on market $160,000 Active 29 DOM
4. 2026-06-10
   days on market $160,000 Active 26 DOM
5. 2026-06-09
   days on market $160,000 Active 25 DOM
6. 2026-06-08
   days on market $160,000 Active 24 DOM
7. 2026-06-07
   days on market $160,000 Active 23 DOM
8. 2026-06-05
   days on market $160,000 Active 20 DOM
9. 2026-06-03
   days on market $160,000 Active 19 DOM
10. 2026-06-02
    days on market $160,000 Active 18 DOM
11. 2026-06-01
    days on market $160,000 Active 17 DOM
12. 2026-05-31
    days on market $160,000 Active 16 DOM
13. 2026-05-15
    listed $160,000 Active
14. 2015-11-23
    soldstatus $68,000 Closed 253-char remark

    Show marketing remark (253 chars)

    HUD #422-236408 Nice Claremore starter home. Features large rooms, fireplace, covered patio and large fenced yard. Brick and vinyl exterior w/ 2 car garage in quiet neighborhood, close to shopping and easy highway access. Sold AS-IS, needs some repairs.

15. 2015-10-15
    status Pending 253-char remark

    Show marketing remark (253 chars)

    HUD #422-236408 Nice Claremore starter home. Features large rooms, fireplace, covered patio and large fenced yard. Brick and vinyl exterior w/ 2 car garage in quiet neighborhood, close to shopping and easy highway access. Sold AS-IS, needs some repairs.

16. 2015-10-14
    status Active 253-char remark

    Show marketing remark (253 chars)

    HUD #422-236408 Nice Claremore starter home. Features large rooms, fireplace, covered patio and large fenced yard. Brick and vinyl exterior w/ 2 car garage in quiet neighborhood, close to shopping and easy highway access. Sold AS-IS, needs some repairs.

17. 2015-10-05
    status Pending 253-char remark

    Show marketing remark (253 chars)

    HUD #422-236408 Nice Claremore starter home. Features large rooms, fireplace, covered patio and large fenced yard. Brick and vinyl exterior w/ 2 car garage in quiet neighborhood, close to shopping and easy highway access. Sold AS-IS, needs some repairs.

18. 2015-09-22
    listed $68,000 Active 253-char remark

    Show marketing remark (253 chars)

    HUD #422-236408 Nice Claremore starter home. Features large rooms, fireplace, covered patio and large fenced yard. Brick and vinyl exterior w/ 2 car garage in quiet neighborhood, close to shopping and easy highway access. Sold AS-IS, needs some repairs.

19. 1999-08-19
    soldstatus $78,000 191-char remark

    Show marketing remark (191 chars)

    DEAD END STREET, NEUTRAL COLOR CARPET, APPLIANCES + ROOF 2 YRS OLD, LRGE COVERED PATIO, SMALL INSULATED WORKSHOP, LANDSCAPED. A DOLL HOUSE. CALL FOR APPT. -DUE TO DOG, EASY TO SHOW, NEW VINYL

20. 1999-08-18
    soldstatus $78,000
21. 1999-06-18
    historical 191-char remark

    Show marketing remark (191 chars)

    DEAD END STREET, NEUTRAL COLOR CARPET, APPLIANCES + ROOF 2 YRS OLD, LRGE COVERED PATIO, SMALL INSULATED WORKSHOP, LANDSCAPED. A DOLL HOUSE. CALL FOR APPT. -DUE TO DOG, EASY TO SHOW, NEW VINYL

22. 1999-05-05
    listed $78,000 191-char remark

    Show marketing remark (191 chars)

    DEAD END STREET, NEUTRAL COLOR CARPET, APPLIANCES + ROOF 2 YRS OLD, LRGE COVERED PATIO, SMALL INSULATED WORKSHOP, LANDSCAPED. A DOLL HOUSE. CALL FOR APPT. -DUE TO DOG, EASY TO SHOW, NEW VINYL

23. 1987-08-20
    soldstatus $49,000

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$798/yr (+$66/mo · 124.3%)

ⓘ 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 · 19 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: $15,572
• − Mortgage interest: −$8,962
• − Property taxes: −$642
• − Insurance: −$800
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,655
• Taxable loss: −$1,979
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,266/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

+226.5% since first listed

11 events — show timeline

• 2026-05-15 Listed $160,000 FSBO.com
• 2015-11-23 Sold (MLS) $68,000 MLS Technology, Inc.
• 2015-10-15 Pending — MLS Technology, Inc.
• 2015-10-14 Relisted — MLS Technology, Inc.
• 2015-10-05 Pending — MLS Technology, Inc.
• 2015-09-22 Listed $68,000 MLS Technology, Inc.
• 1999-08-19 Sold (MLS) $78,000 MLS Technology, Inc.
• 1999-08-18 Sold (Public Records) $78,000 Public Records
• 1999-06-18 Listing Removed — MLS Technology, Inc.
• 1999-05-05 Listed $78,000 MLS Technology, Inc.
• 1987-08-20 Sold (Public Records) $49,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $642 · -9.7% YoY. Source: county tax records.