1009 E Thompson Ave · Sapulpa, OK 74066

$139,900

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 2 Days on market

Built 1930 7,497 sqft lot Est $155k · 10% 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 +21.5/30.0
• ARV discount +12.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Clean Cute Bugalow with lots of potential! 4 Bedroom, 1 bath, nice inside laundry room with access to the side covered porch area. Home has wood floors, vinyl siding, covered porches, 1 car detached vinyl siding garage with entrance from the alley. Walking distance to High School and Holmes Park Elementary. Property being sold as is.

Key facts

• Covered porches
• Wood floors
• Side covered porch

Tags

• INSIDE LAUNDRY ROOM
• SIDE COVERED PORCH
• WOOD FLOORS
• VINYL SIDING
• COVERED PORCHES
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2-story home
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Dog run; Chain link fencing; South-facing property

Interior

• Kitchen: Oven; Range; Stove; Electric water heater
• Bedrooms: Two bedrooms on the second level; Two bedrooms on the first level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom (hall/full) on the first level
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Vinyl window frames; Other interior features; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside, separate utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $210 ($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 $137k (2.1% below list).
• Recommended offer: $137k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: 197 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $140k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $136,961 (2.1% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.98% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $155,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 E Thompson Ave	0.00mi	4/1.0 (+1)	1,234 (0%)	1mo	$145,000	$118	90
409 N Ridgeway St	0.52mi	2/1.0 (-1)	1,239 (+0%)	0mo	$110,000	$89	66
1344 E Lincoln Ave	0.46mi	2/1.0 (-1)	1,260 (+2%)	3mo	$106,500	$85	63
112 N Linden St	0.27mi	2/1.0 (-1)	1,333 (+8%)	4mo	$168,500	$126	62
207 S Walnut St	0.37mi	3/1.5	1,376 (+12%)	2mo	$188,000	$137	60
702 S Division St	0.48mi	3/2.0	1,349 (+9%)	3mo	$219,900	$163	59
217 E Bryan Ave	0.61mi	3/2.0	1,332 (+8%)	0mo	$215,000	$161	58
1201 E Cleveland Ave	0.40mi	3/1.0	1,364 (+10%)	3mo	$103,000	$76	57
618 S Walnut St	0.55mi	3/2.0	1,343 (+9%)	3mo	$193,000	$144	57
204 N Elm St	0.66mi	3/1.0	1,298 (+5%)	0mo	$85,000	$65	56
505 N Ross St	0.67mi	3/1.0	1,120 (-9%)	4mo	$90,000	$80	46
1411 E Denton Ave	0.74mi	3/1.0	1,080 (-12%)	3mo	$151,000	$140	38

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,356
• Equity at exit: $20,860

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $8,894
• Equity at exit: $12,096

Cash invested: $39,172 (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: 197
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $210

Break-even live

Break-even rent $1,104

Max offer price $139,900

Occupancy floor 80%

Sensitivity live

Price	-10% $289	-5% $249	+0% $210	+5% $170	+10% $130
Rent	-10% $101	-5% $156	+0% $210	+5% $264	+10% $318
Rate	-1.0pp $280	-0.5pp $245	base $210	+0.5pp $173	+1.0pp $137

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 E Thompson Ave Sapulpa, OK	3.0	1.0	1416	$1,450	$1.02	11d	1	0.02mi
925 E Thompson Ave Sapulpa, OK	3.0	1.0	1416	$1,450	$1.02	3d	1	0.02mi
405 S Maple St Unit F Sapulpa, OK	2.0	1.0	1280	$955	$0.75	3d	1	0.32mi
405 S Maple St Unit F Sapulpa, OK	2.0	1.0	1280	$955	$0.75	17d	1	0.32mi
310 N Division St Sapulpa, OK	3.0	2.0	1237	$1,300	$1.05	17d	1	0.45mi
919 S Mission St Sapulpa, OK	2.0–3.0	1.0–2.0	950	$1,125	$1.18	3d	2	0.67mi
418 S Water St Sapulpa, OK	3.0	1.0	1166	$1,300	$1.11	11d	1	0.71mi

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   listed $139,900 Active
3. 2008-05-07
   soldstatus $48,000

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$294/yr (+$25/mo · 30.5%)

ⓘ 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 ≥112°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: $16,435
• − Mortgage interest: −$7,837
• − Property taxes: −$965
• − Insurance: −$700
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,070
• Taxable income: $235
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,459/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

+191.5% since first listed

3 events — show timeline

• 2026-04-29 Pending — MLS Technology, Inc.
• 2026-04-24 Listed $139,900 MLS Technology, Inc.
• 2008-05-07 Sold (Public Records) $48,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $965 · +2.9% YoY. Source: county tax records.