705 N Birch St · Owasso, OK 74055

$140,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 3 Days on market

Built 1956 8,125 sqft lot Est $168k · 17% under

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• 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

Located in the heart of Owasso, this 3-bedroom, 1-bath home with a 1-car garage offers great potential and a fantastic location. Situated on a corner lot with mature, oversized trees, the property provides both space and shade. The home features an oversized back patio, perfect for outdoor gatherings or relaxing evenings, and a low-maintenance vinyl siding exterior. Bring your updates and ideas to make this home your own and create something special.

Key facts

• Oversized trees
• Corner lot
• Oversized back patio

Tags

• CORNER LOT
• OVERSIZED TREES
• OVERSIZED BACK PATIO
• LOW MAINTENANCE VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.2% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $968 of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $140k implies a 306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,000

Questions for the listing agent

1. Built in 1956 — 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 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?
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: 1.10% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $168,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 N Birch St	0.00mi	3/1.0	924 (0%)	1mo	$137,850	$149	99
807 N Ash St	0.09mi	3/1.0	912 (-1%)	0mo	$160,000	$175	93
802 N Birch St	0.04mi	3/1.0	900 (-3%)	2mo	$176,000	$196	92
201 E 7th St	0.05mi	3/1.0	888 (-4%)	5mo	$154,000	$173	87
804 N Cedar St	0.05mi	3/1.0	936 (+1%)	10mo	$178,000	$190	87
106 W 7th St	0.19mi	2/1.0 (-1)	888 (-4%)	1mo	$180,000	$203	79
105 W 5th St	0.25mi	3/1.0	864 (-6%)	3mo	$175,000	$203	75
409 N Cedar St	0.21mi	3/1.0	888 (-4%)	10mo	$175,000	$197	75
504 N Atlanta St	0.29mi	3/1.0	888 (-4%)	8mo	$159,000	$179	74
318 N Atlanta St	0.37mi	3/1.0	864 (-6%)	1mo	$157,500	$182	72
508 N Carlsbad St	0.36mi	3/1.5	1,036 (+12%)	7mo	$182,000	$176	55
404 E 18th St	0.65mi	3/1.5	1,051 (+14%)	3mo	$189,000	$180	42

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,452
• Equity at exit: $20,874

10-year hold

• IRR: 6.9%
• Equity multiple: 1.49×
• Total profit: $19,316
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$734
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $344

Break-even live

Break-even rent $1,097

Max offer price $140,000

Occupancy floor 73%

Sensitivity live

Price	-10% $423	-5% $384	+0% $344	+5% $305	+10% $265
Rent	-10% $223	-5% $284	+0% $344	+5% $405	+10% $465
Rate	-1.0pp $415	-0.5pp $380	base $344	+0.5pp $308	+1.0pp $271

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 N Birch St Owasso, OK	3.0	1.0	900	$1,623	$1.80	20d	1	0.05mi
603 N Carlsbad St Unit 505B Owasso, OK	2.0	1.0	900	$1,100	$1.22	24d	1	0.32mi
603 N Carlsbad St Unit 603A Owasso, OK	2.0	1.0	900	$1,250	$1.39	4d	1	0.32mi
103 W 3rd St Owasso, OK	2.0	1.0	837	$1,299	$1.55	17d	1	0.42mi
11697 E 83rd St N Owasso, OK	2.0–3.0	1.0–2.0	928	$1,450	$1.56	2d	12	0.44mi
101 E Broadway St Unit 3 Owasso, OK	2.0	1.0	600	$825	$1.38	4d	1	0.60mi
8751 N 97th East Ave Owasso, OK	1.0–2.0	1.0–2.0	887	$1,195	$1.35	2d	47	0.74mi
9803 E 96th St N Owasso, OK	1.0–3.0	1.0–2.0	951	$2,092	$2.20	2d	8	1.49mi

Listing history 3 events

1. 2026-04-18
   status Pending
2. 2026-04-14
   listed $140,000 Active
3. 1990-08-08
   soldstatus $34,500

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$367/yr (+$31/mo · 41.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,396
• − Mortgage interest: −$7,842
• − Property taxes: −$893
• − Insurance: −$700
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,073
• Taxable income: $1,945
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,663/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

+305.8% since first listed

3 events — show timeline

• 2026-04-18 Pending — MLS Technology, Inc.
• 2026-04-14 Listed $140,000 MLS Technology, Inc.
• 1990-08-08 Sold (Public Records) $34,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $893 · +5.2% YoY. Source: county tax records.