758 Summer Ln · Claremore, OK 74017

$180,000

4 bd · 2.0 ba · 1,929 sqft · SingleFamily public records · 8 Days on market

Built 1965 1.11 ac lot Est $278k · 35% 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this spacious 3 bedroom 2 bath home on over 1 acre with plenty of room to make it your own! Features 2 living areas, bringing the potential for a 4th bedroom, home office or playroom. Outside, enjoy a large backyard, RV carport with additional storage shed-perfect for extra parking, hobbies or just storage. This property is in need of a complete renovation and is being SOLD AS IS making it an excellent opportunity for investors or buyers looking to customize a home on acreage. Bring your vision and unlock the potential this property has to offer.

Key facts

• Large backyard
• Complete renovation
• Rv carport

Tags

• LARGE BACKYARD
• RV CARPORT
• ADDITIONAL STORAGE SHED
• COMPLETE RENOVATION
• OVER 1 ACRE

Property features AI

Exterior

• Parking: Attached garage with 3 spaces
• Security: Owned security system; Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Septic tank
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built from brick, vinyl siding and wood frame; Asphalt fiberglass roof
• Exterior features: Covered patio and porch; Porch; Shed(s); Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric oven and range connections; Vinyl window frames
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $274 ($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 $172k (4.4% below list).
• Recommended offer: $172k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.1% in Claremore — 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 73/100 on livability (#20 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D, amenities F, commute F.
• Claremore (town): math 24% / reading 25% proficiency, ranked #111 of 270 in OK (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.6%/yr); 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 35y 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 $71k; list at $180k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $172,100 (4.4% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.96% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $277,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
738 Winter Ln	0.30mi	4/2.0	1,894 (-2%)	9mo	$255,000	$135	76
759 Spring Ln	0.07mi	4/2.0	1,717 (-11%)	13mo	$247,500	$144	68
3112 W Berwick St	0.62mi	4/2.5	1,942 (+1%)	3mo	$285,000	$147	65
2913 W Berwick St	0.50mi	3/2.5 (-1)	1,934 (+0%)	14mo	$295,000	$153	58
751 Christmas Ln	0.46mi	3/2.5 (-1)	2,067 (+7%)	3mo	$260,000	$126	57
3111 W Berwick St	0.59mi	3/3.0 (-1)	1,940 (+1%)	11mo	$255,000	$131	53
2418 Westwood Dr	0.71mi	3/2.0 (-1)	1,805 (-6%)	10mo	$255,000	$141	43
3011 W Berwick St	0.68mi	3/2.0 (-1)	1,730 (-10%)	4mo	$224,000	$129	43
742 Christmas Ln	0.53mi	3/2.0 (-1)	1,701 (-12%)	13mo	$253,000	$149	40
2403 S Maywood Dr	0.69mi	3/2.0 (-1)	1,750 (-9%)	12mo	$252,000	$144	38
2412 S Maywood Dr	0.73mi	3/2.0 (-1)	2,183 (+13%)	3mo	$270,000	$124	36
602 Rosewood Ct	0.64mi	5/3.0 (+1)	2,175 (+13%)	5mo	$315,000	$145	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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,423
• Equity at exit: $26,839

10-year hold

• IRR: 2.5%
• Equity multiple: 1.17×
• Total profit: $8,719
• Equity at exit: $15,563

Cash invested: $50,400 (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 74017

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 181
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $274

Break-even live

Break-even rent $1,374

Max offer price $180,000

Occupancy floor 79%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 Trailwood Dr Unit B Claremore, OK	3.0	2.0	1288	$1,500	$1.16	10d	1	0.58mi
2808 Ridgeview Pl Unit A Claremore, OK	3.0	2.0	1288	$1,500	$1.16	1d	1	0.61mi
1307 W Missouri Ave Claremore, OK	4.0	2.0	1853	$1,975	$1.07	23d	1	1.39mi

Listing history 12 events

1. 2026-05-13
   status Pending
2. 2026-05-07
   listed $180,000 Active
3. 1993-12-27
   soldstatus $71,000
4. 1993-09-08
   listed $73,000
5. 1993-01-16
   historical
6. 1992-07-16
   listed $79,900
7. 1992-07-16
   historical
8. 1992-01-16
   listed $75,900
9. 1991-12-30
   historical
10. 1991-06-30
    listed $79,900
11. 1991-06-30
    historical
12. 1991-01-07
    listed $79,900

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$824/yr (+$69/mo · 103.5%)

ⓘ 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 ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,652
• − Mortgage interest: −$10,083
• − Property taxes: −$796
• − Insurance: −$900
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$5,236
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $3,212/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: Claremore
• NCES district ID: 4007740
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $44,946
• Composite: 21.16/100
• National rank: #8426
• State rank: #111 of 270 in OK

Livability — Claremore

• Score: 73/100
• State rank: #20
• US rank: #5616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claremore, OK
• County: Rogers County · 50,229 people
• City population: 50,229
• Metro: Tulsa, OK
• Population (ZIP): 29,206
• Household income: $65,368
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 603.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Native American 15% Two or more races 12% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -57.22%
• Current HPI: 227.0657
• Rent YoY: ▲ 2.62%
• 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

+125.3% since first listed

12 events — show timeline

• 2026-05-13 Pending — MLS Technology, Inc.
• 2026-05-07 Listed $180,000 MLS Technology, Inc.
• 1993-12-27 Sold (Public Records) $71,000 Public Records
• 1993-09-08 Listed $73,000 MLS Technology, Inc.
• 1993-01-16 Listing Removed — MLS Technology, Inc.
• 1992-07-16 Listing Removed — MLS Technology, Inc.
• 1992-07-16 Listed $79,900 MLS Technology, Inc.
• 1992-01-16 Listed $75,900 MLS Technology, Inc.
• 1991-12-30 Listing Removed — MLS Technology, Inc.
• 1991-06-30 Listing Removed — MLS Technology, Inc.
• 1991-06-30 Listed $79,900 MLS Technology, Inc.
• 1991-01-07 Listed $79,900 MLS Technology, Inc.

Property tax history

+0.1%/yr

Latest (2025): $796 · +0.0% YoY. Source: county tax records.