308 W Rollins St · Catoosa, OK 74015

$20,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 8 Days on market

Built 1954

---

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 +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0
• Schools +1.5/10.0

Listing remarks

Nice cottage home on a wonderful 1/2 acre (m/l) lot. Quiet neighborhood. New exterior and interior paint. New roof. New heat and air. New kitchen counter and backslash. New luxury vinyl flooring thru out and 2 inch blinds. Bonus sunroom / utility room. Exterior siding was replaced with Hardi cement siding. Convenient location close to the hard Rock casino and port of catoosa.

Key facts

• Hardi cement siding
• 1/2 acre lot
• Bonus sunroom

Tags

• 1/2 ACRE LOT
• NEW ROOF
• NEW KITCHEN COUNTER
• BONUS SUNROOM
• HARDI CEMENT SIDING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 50.8% vs local median 2.4% in Catoosa — 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 61/100 on livability (#295 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools F, amenities F.
• Catoosa (suburban): math 15% / reading 18% proficiency, ranked #195 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 76 active listings in the ZIP; 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 $138 of loan paydown is wiped out by about $600 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $20,000

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 5.57% ✓
• Cap rate: 50.82%
• Cash-on-cash: 159.03%
• DSCR: 8.08
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $160,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 W Denbo St	0.05mi	3/1.0	1,020 (+11%)	1mo	$100,000	$98	79
302 W Rollins St	0.02mi	2/1.0 (-1)	900 (-2%)	15mo	$149,900	$167	78
528 W Denny St	0.35mi	3/1.5	936 (+2%)	13mo	$162,500	$174	68
307 W Watkins St	0.11mi	3/1.0	1,030 (+12%)	22mo	$181,000	$176	56

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: 8.86×
• Total profit: $44,043
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 18.73×
• Total profit: $99,283
• Equity at exit: $1,729

Cash invested: $5,600 (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 74015

• Home prices YoY: -2.0%
• Active inventory: 76
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $742

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 28%

Sensitivity live

Price	-10% $756	-5% $749	+0% $742	+5% $735	+10% $728
Rent	-10% $654	-5% $698	+0% $742	+5% $786	+10% $830
Rate	-1.0pp $752	-0.5pp $747	base $742	+0.5pp $737	+1.0pp $732

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-15
   days on market $20,000 Active 8 DOM
2. 2026-06-13
   days on market $20,000 Active 6 DOM
3. 2026-06-13
   days on market $20,000 Active 5 DOM
4. 2026-06-10
   days on market $20,000 Active 3 DOM
5. 2026-06-09
   days on market $20,000 Active 2 DOM
6. 2026-06-08
   remarks 378-char remark
7. 2026-06-08
   listed $20,000 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,372
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$582
• Taxable income: $9,131
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $6,714/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: Catoosa
• NCES district ID: 4006870
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 18% ▼ -8.00%
• Median HH income: $52,968
• Composite: 15.29/100
• National rank: #9330
• State rank: #195 of 270 in OK

Livability — Catoosa

• Score: 61/100
• State rank: #295
• US rank: #17666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catoosa, OK
• Population (ZIP): 8,653

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 63% Two or more races 17% Native American 12% Hispanic / Latino 11% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 2%

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: ▼ -6.46%
• Current HPI: 310.9
• 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

-71.4% since first listed

4 events — show timeline

• 2026-06-08 Listed $20,000 FSBO.com
• 2025-10-09 Sold (Public Records) $142,000 Public Records
• 2017-05-30 Sold (Public Records) $91,000 Public Records
• 2006-01-17 Sold (Public Records) $70,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,218 · +6.2% YoY. Source: county tax records.