1410 N Dogwood St · Owasso, OK 74055

$197,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 60 Days on market

Built 1976 9,360 sqft lot Est $248k · 21% 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 Bedroom Home in Quiet Cul-de-Sac. This home offers a large living room with a formal dining area (or optional second living space) plus a versatile flex room. The Master Bedroom features a walk-in closet, and the property comes with a new roof, gutters, and a fully fenced backyard. Located in a wonderful neighborhood, just minutes and walking distance from schools, shopping, parks and Highway 169.

Key facts

• Quiet cul-de-sac
• Walk-in closet
• Versatile flex room

Tags

• QUIET CUL-DE-SAC
• LARGE LIVING ROOM
• FORMAL DINING AREA
• VERSATILE FLEX ROOM
• WALK-IN CLOSET
• NEW ROOF

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Sidewalks; Gutters (community feature)

Exterior

• Parking:
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered patio and porch; Patio; Porch; Rain gutters; Full privacy fencing; Shed(s)

Interior

• Kitchen: Kitchen with breakfast nook; Dishwasher; Oven; Range; Disposal
• Bedrooms: Master bedroom with walk-in closet (first level); Two additional bedrooms without attached baths (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full hall bathroom (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Storm doors; Laminate counters; Ceiling fans; Gas range and oven connections
• Laundry & utility: Inside utility room (first level); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $190k (3.7% below list).
• Recommended offer: $190k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.8% in Owasso — 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 78/100 on livability (#5 in OK, #2,368 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Owasso (suburban): math 35% / reading 35% proficiency, ranked #25 of 270 in OK (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 495 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 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 $6k of value loss. Plan a longer hold.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $166k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $189,655 (3.7% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
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: 0.96% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $248,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 E 19th St	0.28mi	3/2.0	1,625 (+2%)	1mo	$215,000	$132	79
107 W 18th St	0.26mi	3/1.5	1,665 (+4%)	4mo	$165,000	$99	76
8513 N 102nd EastAvenue	0.46mi	3/2.0	1,594 (-0%)	3mo	$248,000	$156	72
211 W 17th St	0.31mi	3/2.0	1,444 (-10%)	1mo	$232,900	$161	65
2304 N Dogwood St	0.49mi	3/2.0	1,514 (-5%)	1mo	$235,000	$155	63
8515 N 102nd EastAvenue	0.45mi	3/2.0	1,704 (+6%)	2mo	$247,500	$145	62
306 E 17th St	0.13mi	4/2.0 (+1)	1,369 (-14%)	3mo	$187,000	$137	58
10103 E 85th Ct	0.52mi	3/2.0	1,473 (-8%)	1mo	$250,000	$170	58
212 W 17th St	0.29mi	3/2.0	1,384 (-14%)	5mo	$222,500	$161	56
12022 E 85th St N	0.72mi	3/2.0	1,531 (-4%)	2mo	$235,000	$153	54
10906 E 95th St N	0.67mi	3/2.0	1,788 (+12%)	3mo	$268,000	$150	43
11408 E 93rd Pl N	0.67mi	4/2.0 (+1)	1,813 (+13%)	2mo	$336,846	$186	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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-21,049
• Equity at exit: $29,373

10-year hold

• IRR: -2.8%
• Equity multiple: 0.82×
• Total profit: $-9,921
• Equity at exit: $17,033

Cash invested: $55,160 (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 74055

• Rents YoY: 1.9%
• Active inventory: 495
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $203

Break-even live

Break-even rent $1,640

Max offer price $197,000

Occupancy floor 84%

Sensitivity live

Price	-10% $314	-5% $259	+0% $203	+5% $147	+10% $91
Rent	-10% $53	-5% $128	+0% $203	+5% $278	+10% $353
Rate	-1.0pp $302	-0.5pp $253	base $203	+0.5pp $152	+1.0pp $100

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11521 E 94th Pl N Owasso, OK	4.0	2.0	1813	$2,350	$1.30	24d	1	0.63mi
9306 N 114th East Ave Owasso, OK	4.0	2.0	1813	$2,350	$1.30	24d	1	0.64mi
12003 E 85th St N Owasso, OK	3.0	2.0	1425	$1,595	$1.12	24d	1	0.67mi
8220 N 116th East Ave Owasso, OK	3.0	2.0	1202	$1,450	$1.21	2d	1	0.71mi
11506 E 94th Pl N Owasso, OK	3.0	2.0	1540	$2,195	$1.43	24d	1	0.76mi
11502 E 94th Pl N Owasso, OK	3.0	2.0	1244	$2,195	$1.76	24d	1	0.76mi
8751 N 97th East Ave Owasso, OK	1.0–2.0	1.0–2.0	887	$1,195	$1.35	2d	47	0.79mi
108 N Atlanta St Unit C Owasso, OK	3.0	2.0	1500	$1,795	$1.20	20d	1	1.02mi
103 N Atlanta St Unit B Owasso, OK	3.0	2.5	1450	$1,650	$1.14	24d	1	1.04mi
11413 E 99th St N Owasso, OK	3.0	2.0	1938	$1,750	$0.90	24d	1	1.09mi
9803 E 96th St N Owasso, OK	1.0–3.0	1.0–2.0	951	$2,092	$2.20	2d	8	1.15mi
12700 E 100th St N Owasso, OK	1.0–2.0	1.0–2.0	1022	$1,825	$1.79	2d	8	1.44mi

Listing history 15 events

1. 2026-05-04
   price $197,000
2. 2026-03-27
   listed $205,000 Active
3. 2026-03-26
   historical
4. 2026-02-06
   price $205,000
5. 2025-12-11
   price $210,000
6. 2025-11-20
   price $215,000
7. 2025-11-13
   price $220,000
8. 2025-10-01
   listed $225,000 Active
9. 2023-10-30
   soldstatus $166,000
10. 2007-03-30
    soldstatus $81,000
11. 2004-11-05
    historical
12. 2004-05-06
    listed $92,500
13. 2003-01-28
    historical
14. 2002-07-30
    listed $89,900
15. 1986-07-21
    soldstatus $37,500

ⓘ 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: $2,162 · $180/mo
• Projected year-2 tax: $2,162 · $180/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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $22,759
• − Mortgage interest: −$11,035
• − Property taxes: −$2,162
• − Insurance: −$985
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$5,731
• Taxable loss: −$796
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $2,626/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: Owasso
• NCES district ID: 4023280
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $69,759
• Composite: 32.24/100
• National rank: #5771
• State rank: #25 of 270 in OK

Livability — Owasso

• Score: 78/100
• State rank: #5
• US rank: #2368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owasso, OK
• County: Tulsa County · 640,811 people
• City population: 51,381
• Metro: Tulsa, OK
• Population (ZIP): 51,381
• Household income: $87,506
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 1001.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 11% Hispanic / Latino 8% Native American 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.44%
• Current HPI: 207.781
• Rent YoY: ▲ 1.92%
• 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

+425.3% since first listed

15 events — show timeline

• 2026-05-04 Price Changed $197,000 MLS Technology, Inc.
• 2026-03-27 Listed $205,000 MLS Technology, Inc.
• 2026-03-26 Listing Removed — MLS Technology, Inc.
• 2026-02-06 Price Changed $205,000 MLS Technology, Inc.
• 2025-12-11 Price Changed $210,000 MLS Technology, Inc.
• 2025-11-20 Price Changed $215,000 MLS Technology, Inc.
• 2025-11-13 Price Changed $220,000 MLS Technology, Inc.
• 2025-10-01 Listed $225,000 MLS Technology, Inc.
• 2023-10-30 Sold (Public Records) $166,000 Public Records
• 2007-03-30 Sold (Public Records) $81,000 Public Records
• 2004-11-05 Listing Removed — MLS Technology, Inc.
• 2004-05-06 Listed $92,500 MLS Technology, Inc.
• 2003-01-28 Listing Removed — MLS Technology, Inc.
• 2002-07-30 Listed $89,900 MLS Technology, Inc.
• 1986-07-21 Sold (Public Records) $37,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,162 · -0.8% YoY. Source: county tax records.