8071 Dunnwood Rd · Verdigris, OK 74019

$23,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 8 Days on market

Built 2003

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this inviting home in The Vintage, where tall ceilings and a well-designed split floor plan create a bright, open feel. The living room features a cozy corner fireplace, complemented by fresh interior paint throughout the home. The kitchen is both functional and welcoming, offering a corner pantry, gas range, built-in microwave, eat-in bar, and a spacious dining area highlighted by a large bay window. Outside, you'll find a private backyard retreat with a covered patio, mature shade trees, and a full privacy fence backing up to a green belt - perfect for relaxing or entertaining. Located in the highly sought-after Verdigris school district, this home combines comfort, style, and convenience.

Key facts

• Built 2003
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $23k).
• Cap rate 62.8% 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.
• Verdigris (rural): math 33% / reading 34% proficiency, ranked #29 of 270 in OK (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 118 active listings in the ZIP; 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 $159 of loan paydown is wiped out by about $690 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 17y 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

• 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 $23,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 6.84% ✓
• Cap rate: 62.85%
• Cash-on-cash: 201.98%
• DSCR: 9.99
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $270,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8071 Dunnwood Rd	0.00mi	3/2.0	1,584 (0%)	1mo	$265,000	$167	99
8145 Quail Ridge Rd	0.13mi	3/2.0	1,502 (-5%)	8mo	$255,000	$170	79
8055 Quail Ridge Rd	0.13mi	3/2.0	1,434 (-10%)	2mo	$252,000	$176	77
25996 S Clayton Ave	0.33mi	3/2.0	1,574 (-1%)	8mo	$269,900	$171	77
26470 Arrowood Dr	0.14mi	3/2.0	1,497 (-6%)	10mo	$227,000	$152	76
8047 Vintage Trace Dr	0.18mi	3/2.0	1,729 (+9%)	4mo	$267,000	$154	73
7752 E 540 Rd	0.40mi	3/2.0	1,440 (-9%)	4mo	$190,000	$132	63
8461 Dunnwood Rd	0.45mi	4/2.0 (+1)	1,665 (+5%)	8mo	$284,000	$171	59
7808 E 540 Rd	0.36mi	3/1.0	1,716 (+8%)	10mo	$270,000	$157	56
8558 E Melody Ct	0.65mi	3/2.0	1,455 (-8%)	3mo	$320,000	$220	53
7655 E Brit Dr	0.74mi	3/2.0	1,776 (+12%)	0mo	$373,000	$210	45
25475 Humphries Cir	0.75mi	3/2.0	1,758 (+11%)	12mo	$305,000	$173	36

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: —
• Equity multiple: 11.15×
• Total profit: $65,335
• Equity at exit: $3,429

10-year hold

• IRR: —
• Equity multiple: 23.65×
• Total profit: $145,886
• Equity at exit: $1,989

Cash invested: $6,440 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$121
• Tax est. 1.5%: −$29 /mo · $345/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $1,084

Break-even live

Break-even rent $201

Max offer price $23,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,100	-5% $1,092	+0% $1,084	+5% $1,076	+10% $1,068
Rent	-10% $960	-5% $1,022	+0% $1,084	+5% $1,146	+10% $1,208
Rate	-1.0pp $1,096	-0.5pp $1,090	base $1,084	+0.5pp $1,078	+1.0pp $1,072

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-15
   days on market $23,000 Active 8 DOM
2. 2026-06-13
   days on market $23,000 Active 6 DOM
3. 2026-06-10
   days on market $23,000 Active 3 DOM
4. 2026-06-09
   days on market $23,000 Active 2 DOM
5. 2026-06-08
   remarks 204-char remark
6. 2026-06-08
   listed $23,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,880
• − Mortgage interest: −$1,288
• − Property taxes: −$345
• − Insurance: −$115
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$669
• Taxable income: $13,441
• Est. tax owed @ 24.0%: −$3,226
• After-tax cash flow: $9,782/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: Verdigris
• NCES district ID: 4031110
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $67,371
• Composite: 30.77/100
• National rank: #6156
• State rank: #29 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

• Census place: Verdigris, OK
• 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

+31.4% since first listed

22 events — show timeline

• 2026-06-08 Listed $23,000 FSBO.com
• 2026-05-18 Sold (Public Records) $265,000 Public Records
• 2026-05-13 Sold (MLS) $265,000 MLS Technology, Inc.
• 2026-04-24 Pending — MLS Technology, Inc.
• 2026-04-22 Listed $269,497 MLS Technology, Inc.
• 2018-12-07 Listing Removed — MLS Technology, Inc.
• 2018-11-13 Relisted — MLS Technology, Inc.
• 2018-10-11 Pending — MLS Technology, Inc.
• 2018-10-03 Listed $164,900 MLS Technology, Inc.
• 2016-05-03 Sold (Public Records) $155,000 Public Records
• 2016-04-29 Sold (MLS) $154,900 MLS Technology, Inc.
• 2016-03-25 Pending — MLS Technology, Inc.
• 2016-03-17 Listed $154,900 MLS Technology, Inc.
• 2015-03-24 Sold (Public Records) $147,000 Public Records
• 2015-03-24 Sold (MLS) $147,000 MLS Technology, Inc.
• 2015-01-23 Listed $159,900 MLS Technology, Inc.
• 2015-01-15 Listing Removed — MLS Technology, Inc.
• 2014-07-14 Listed $159,900 MLS Technology, Inc.
• 2010-02-12 Listing Removed — MLS Technology, Inc.
• 2010-01-08 Sold (Public Records) $148,000 Public Records
• 2009-08-11 Listed $152,000 MLS Technology, Inc.
• 2003-06-01 Sold (Public Records) $17,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,201 · +14.1% YoY. Source: county tax records.