430 Timbercrest Rd · Catoosa, OK 74015

$110,000

3 bd · 2.0 ba · 2,298 sqft · SingleFamily public records · 8 Days on market

Built 2007

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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 +20.1/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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 MLS

This beautifully updated 3-bedroom, 2-bath home with a dedicated office and spacious 3-car garage sits on just over an acre in a sought-after neighborhood. Recent improvements include new interior and exterior paint, new roof, and fresh landscaping. Enjoy cooking in the upgraded kitchen with a brand-new cooktop and microwave, and stay cool all summer in the in-ground pool surrounded by a large, fully landscaped yard. An entire-yard sprinkler system keeps everything green with ease. The open layout is perfect for entertaining, and the dedicated office offers a quiet space for remote work or study. With a perfect balance of comfort and functionality, this move-in-ready home is a rare find—don’t miss your chance to make it yours!

Key facts

• Built 2007
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.8% 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 $761 of loan paydown is wiped out by about $3k 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 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• 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 $110,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.28% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $344,700
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Timbercrest Rd	0.10mi	3/2.0	2,317 (+1%)	1mo	$356,000	$154	94
430 Timbercrest Rd	0.00mi	3/2.0	2,298 (0%)	13mo	$405,000	$176	89
731 Kingfisher Rd	0.23mi	3/2.5	2,259 (-2%)	1mo	$312,500	$138	84
435 Timbercrest Rd	0.14mi	3/2.0	2,184 (-5%)	6mo	$327,500	$150	80
737 Kingfisher Rd	0.18mi	3/2.5	2,305 (+0%)	19mo	$385,000	$167	73
441 Timbercrest Rd	0.15mi	3/2.5	2,541 (+11%)	9mo	$335,000	$132	66
182 Spunky Creek Dr	0.23mi	4/2.0 (+1)	2,032 (-12%)	1mo	$307,500	$151	64
141 Spunky Creek Dr	0.29mi	3/2.0	2,063 (-10%)	23mo	$310,000	$150	50
131 Spunky Creek Dr	0.32mi	3/2.5	2,090 (-9%)	21mo	$205,000	$98	50
128 Spunky Creek Dr	0.37mi	4/2.0 (+1)	2,499 (+9%)	20mo	$325,000	$130	46

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-8,988
• Equity at exit: $16,401

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $3,977
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$352 /mo · $4,222/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $136

Break-even live

Break-even rent $1,234

Max offer price $110,000

Occupancy floor 85%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-15
   days on market $110,000 Active 8 DOM
2. 2026-06-13
   days on market $110,000 Active 6 DOM
3. 2026-06-13
   days on market $110,000 Active 5 DOM
4. 2026-06-10
   days on market $110,000 Active 3 DOM
5. 2026-06-09
   days on market $110,000 Active 2 DOM
6. 2026-06-08
   remarks 253-char remark
7. 2026-06-08
   listed $110,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $4,222 · $352/mo
• Projected year-2 tax: $4,222 · $352/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,874
• − Mortgage interest: −$6,162
• − Property taxes: −$4,222
• − Insurance: −$550
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,200
• Taxable income: $40
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $1,626/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: 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

+25.0% since first listed

20 events — show timeline

• 2026-06-08 Listed $110,000 FSBO.com
• 2025-06-02 Sold (Public Records) $405,000 Public Records
• 2025-05-30 Sold (MLS) $405,000 MLS Technology, Inc.
• 2025-05-06 Pending — MLS Technology, Inc.
• 2025-05-04 Listed $405,000 MLS Technology, Inc.
• 2023-04-14 Sold (Public Records) $335,000 Public Records
• 2023-04-14 Sold (MLS) $334,700 MLS Technology, Inc.
• 2023-03-02 Pending — MLS Technology, Inc.
• 2023-02-27 Listed $360,000 MLS Technology, Inc.
• 2016-05-09 Sold (Public Records) $258,000 Public Records
• 2016-05-03 Sold (MLS) $258,000 MLS Technology, Inc.
• 2016-02-29 Pending — MLS Technology, Inc.
• 2016-01-22 Listed $259,999 MLS Technology, Inc.
• 2011-03-11 Sold (Public Records) $243,000 Public Records
• 2011-01-31 Sold (MLS) $243,000 MLS Technology, Inc.
• 2010-12-26 Listing Removed — MLS Technology, Inc.
• 2010-12-26 Listed $249,900 MLS Technology, Inc.
• 2010-12-26 Listing Removed — MLS Technology, Inc.
• 2010-07-01 Listed $254,900 MLS Technology, Inc.
• 1987-07-22 Sold (Public Records) $88,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,222 · +1.6% YoY. Source: county tax records.