409 N Ridgeway St · Sapulpa, OK 74066

$110,000

2 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 28 Days on market

Built 1939 8,449 sqft lot Est $173k · 37% under

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Why this score? — see what drove the C+ 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• 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 MLS

Must See! At this price won't last long, has a deck out the back door, a workshop, and a small storage building in back, attached carport with entry to home, and a large yard.

Key facts

• Close to schools
• Dining area
• Close to highway

Tags

• HARDWOOD FLOORS
• DINING AREA
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO HIGHWAY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Sidewalks in the community; Senior community

Exterior

• Parking: One-car garage; Carport
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Fiber optic available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story property; Faces west; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Deck; Shed(s); Chain link fencing; No safety shelter

Interior

• Kitchen: Convection oven; Cooktop; Oven; Range; Refrigerator; Pantry
• Bedrooms: Master bedroom on first floor with separate closets; Bedroom on first floor with walk-in closet
• Flooring: Wood floors
• Bathrooms: One full bathroom (first floor) with shower and ventilation; Master bath described with heater and shower
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl, insulated, storm windows; Storm doors; Accessible full bathroom; High-speed internet; Laminate countertops; Wired for data; Gas range and gas oven connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Dryer; Washer; Gas water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 9 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $110k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — 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 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?
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: 1.10% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $173,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 N Ridgeway St	0.00mi	2/1.0	1,239 (0%)	0mo	$110,000	$89	100
505 N Ross St	0.16mi	3/1.0 (+1)	1,120 (-10%)	4mo	$90,000	$80	68
1344 E Lincoln Ave	0.61mi	2/1.0	1,260 (+2%)	3mo	$106,500	$85	66
112 N Linden St	0.41mi	2/1.0	1,333 (+8%)	4mo	$168,500	$126	65
1136 E Watchorn Ave	0.25mi	3/2.0 (+1)	1,316 (+6%)	6mo	$188,000	$143	64
1002 E Line Ave	0.27mi	2/1.0	1,420 (+15%)	1mo	$85,000	$60	62
1618 E Denton Ave	0.54mi	3/2.0 (+1)	1,271 (+3%)	1mo	$205,000	$161	61
1411 E Denton Ave	0.27mi	3/1.0 (+1)	1,080 (-13%)	3mo	$151,000	$140	58
733 N Moccasin St	0.50mi	3/1.0 (+1)	1,120 (-10%)	1mo	$185,500	$166	55
1432 E Denton Ave	0.31mi	3/1.0 (+1)	1,080 (-13%)	5mo	$175,000	$162	55
209 N Leahy St	0.54mi	3/2.0 (+1)	1,375 (+11%)	3mo	$260,000	$189	45
784 N Moccasin Pl	0.60mi	3/2.0 (+1)	1,412 (+14%)	3mo	$120,000	$85	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,173
• Equity at exit: $16,401

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $18,221
• Equity at exit: $9,511

Cash invested: $30,800 (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 74066

• Home prices YoY: -26.3%
• Active inventory: 196
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$577
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $246

Break-even live

Break-even rent $895

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 N Division St Sapulpa, OK	3.0	2.0	1237	$1,300	$1.05	16d	1	0.30mi
925 E Thompson Ave Sapulpa, OK	3.0	1.0	1416	$1,450	$1.02	1d	1	0.57mi
925 E Thompson Ave Sapulpa, OK	3.0	1.0	1416	$1,450	$1.02	10d	1	0.57mi
405 S Maple St Unit F Sapulpa, OK	2.0	1.0	1280	$955	$0.75	1d	1	0.86mi
405 S Maple St Unit F Sapulpa, OK	2.0	1.0	1280	$955	$0.75	16d	1	0.86mi
322 S Park St Unit 07 Sapulpa, OK	1.0	1.0	750	$975	$1.30	1d	1	1.09mi
322 S Park St Unit 6 Sapulpa, OK	1.0	1.0	750	$925	$1.23	1d	1	1.09mi
919 S Mission St Sapulpa, OK	2.0–3.0	1.0–2.0	950	$995	$1.05	1d	2	1.15mi
418 S Water St Sapulpa, OK	3.0	1.0	1166	$1,300	$1.11	10d	1	1.19mi

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-05-15
   price $110,000
3. 2026-04-20
   listed $130,000 Active
4. 2014-08-13
   soldstatus $68,000
5. 2014-08-08
   soldstatus $68,000 175-char remark

   Show marketing remark (175 chars)

   Must See! At this price won't last long, has a deck out the back door, a workshop, and a small storage building in back, attached carport with entry to home, and a large yard.

6. 2014-07-21
   historical 175-char remark

   Show marketing remark (175 chars)

   Must See! At this price won't last long, has a deck out the back door, a workshop, and a small storage building in back, attached carport with entry to home, and a large yard.

7. 2014-06-26
   listed $72,500 175-char remark

   Show marketing remark (175 chars)

   Must See! At this price won't last long, has a deck out the back door, a workshop, and a small storage building in back, attached carport with entry to home, and a large yard.

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,011 · $84/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 4% 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: $14,475
• − Mortgage interest: −$6,162
• − Property taxes: −$1,011
• − Insurance: −$550
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,200
• Taxable income: $1,236
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,655/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

+51.7% since first listed

7 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-15 Price Changed $110,000 MLS Technology, Inc.
• 2026-04-20 Listed $130,000 MLS Technology, Inc.
• 2014-08-13 Sold (Public Records) $68,000 Public Records
• 2014-08-08 Sold (MLS) $68,000 MLS Technology, Inc.
• 2014-07-21 Listing Removed — MLS Technology, Inc.
• 2014-06-26 Listed $72,500 MLS Technology, Inc.

Property tax history

+8.2%/yr

Latest (2025): $1,011 · +17.3% YoY. Source: county tax records.