230 E Nelms St · Oologah, OK 74053

$125,000

3 bd · 1.0 ba · 1,387 sqft · SingleFamily public records · 13 Days on market

Built 1955 0.42 ac lot Est $219k · 43% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Lots of possibilities in this home! 3 bedrooms, 1 bath, large living area with combo dining area. Lots of original trim-work. Updated electric. Charming wrap around porch. Small fenced area; storage shed. Storm Cellar. Spacious corner lot with mature trees. Located in the original old town of Oologah. About 2 miles to Hawthorn boat ramp and camping on Oologah Lake. Small town living with great schools and essential businesses close by. Sold As-IS

Key facts

• Wrap around porch
• Large living area
• Newer lvp flooring

Tags

• CORNER LOT
• MATURE TREES
• WRAP AROUND PORCH
• UPDATED BATHROOM
• NEWER LVP FLOORING
• LARGE LIVING AREA

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: No parking details provided
• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Water available; Public sewer; Rural water source
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Built (year per public records); Masonite, stone, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Shed(s); Satellite dish; Chain link fencing; Storm shelter; Smoke detector(s)

Interior

• Kitchen: Eat-in kitchen; Gas range; Oven; Dishwasher
• Bedrooms: Master bedroom (First level); Bedroom (First level); Bedroom (First level)
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom (First level) with shower only — master bath; One half bathroom (First level) — hall half bath
• Heating & cooling: Gas heating; Window unit(s) for cooling
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Gas range connection; Wood window frames; Storm windows
• Laundry & utility: Utility room (inside, First level); Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $124k (0.5% below list).
• Recommended offer: $124k (0.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#157 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Oologah-Talala (rural): math 24% / reading 28% proficiency, ranked #74 of 270 in OK (top 27%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Rogers County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,336 (0.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.99% ✗
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $219,146
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 S Maple St	0.31mi	3/2.0	1,376 (-1%)	10mo	$185,000	$134	72
215 N Pine St	0.28mi	3/2.0	1,394 (+0%)	14mo	$174,000	$125	70
120 N Maple St	0.22mi	3/2.0	1,314 (-5%)	13mo	$169,500	$129	66
310 E Alton Ave	0.45mi	3/2.0	1,350 (-3%)	12mo	$229,900	$170	61
405 N Will Rogers Loop E	0.29mi	3/2.0	1,542 (+11%)	4mo	$290,000	$188	60
326 E Alton Ave	0.45mi	3/2.0	1,423 (+3%)	13mo	$225,000	$158	59
220 S Walnut St	0.51mi	3/1.5	1,296 (-7%)	12mo	$100,000	$77	54
226 W Price Ave	0.55mi	3/2.0	1,500 (+8%)	5mo	$247,900	$165	53
225 S Locust St	0.43mi	2/2.0 (-1)	1,288 (-7%)	8mo	$191,000	$148	53
125 S Pecan St	0.44mi	2/1.0 (-1)	1,575 (+14%)	1mo	$241,000	$153	51
11174 S Oologah Blvd	0.73mi	3/2.0	1,451 (+5%)	9mo	$257,000	$177	47
11175 S Oologah Blvd	0.73mi	3/2.0	1,451 (+5%)	12mo	$249,450	$172	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $82,998
• Equity at exit: $112,610

10-year hold

• IRR: 26.1%
• Equity multiple: 7.64×
• Total profit: $232,536
• Equity at exit: $242,848

Cash invested: $35,000 (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 74053

• Home prices YoY: 6.5%
• Active inventory: 40
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $235

Break-even live

Break-even rent $946

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $306	-5% $270	+0% $235	+5% $200	+10% $164
Rent	-10% $137	-5% $186	+0% $235	+5% $284	+10% $333
Rate	-1.0pp $298	-0.5pp $267	base $235	+0.5pp $203	+1.0pp $170

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $125,000 Active 13 DOM
2. 2026-06-17
   days on market $125,000 Active 12 DOM
3. 2026-06-16
   days on market $125,000 Active 11 DOM
4. 2026-06-15
   days on market $125,000 Active 10 DOM
5. 2026-06-13
   days on market $125,000 Active 8 DOM
6. 2026-06-13
   days on market $125,000 Active 7 DOM
7. 2026-06-10
   days on market $125,000 Active 5 DOM
8. 2026-06-09
   days on market $125,000 Active 4 DOM
9. 2026-06-08
   days on market $125,000 Active 3 DOM
10. 2026-06-07
    remarks 323-char remark
11. 2026-06-07
    listed $125,000 Active 2 DOM

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$650/yr (+$54/mo · 136.8%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,920
• − Mortgage interest: −$7,002
• − Property taxes: −$475
• − Insurance: −$625
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,636
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,630/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: Oologah-Talala
• NCES district ID: 4023040
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 28% ▼ -16.00%
• Median HH income: $63,730
• Composite: 24.19/100
• National rank: #7737
• State rank: #74 of 270 in OK

Livability — Oologah

• Score: 65/100
• State rank: #157
• US rank: #13563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oologah, OK
• Population (ZIP): 5,541

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 14% Two or more races 10% Asian 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% German/W. Germanic 1% Spanish 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: ▲ 15.04%
• Current HPI: 247.2852
• Rent YoY: —
• Metro: —
• 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

+941.7% since first listed

8 events — show timeline

• 2026-06-05 Listed $125,000 MLS Technology, Inc.
• 2020-05-11 Sold (Public Records) $55,000 Public Records
• 2020-05-06 Sold (MLS) $55,000 MLS Technology, Inc.
• 2020-04-17 Pending — MLS Technology, Inc.
• 2020-04-15 Listed $60,000 MLS Technology, Inc.
• 2011-05-18 Listing Removed — MLS Technology, Inc.
• 2010-11-23 Listed $37,000 MLS Technology, Inc.
• 1988-08-24 Sold (Public Records) $12,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $475 · +3.3% YoY. Source: county tax records.