11201 S Edgewater Rd · Sequoyah, OK 74017

$125,000

3 bd · 2.0 ba · 1,776 sqft · Land public records · 77 Days on market

Built 1985 7,732 sqft lot ↓ 18% since listing

---

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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique Earth-sheltered home with 3 Bedrooms and 3 full baths. This home has it all with picture-perfect sunsets on Lake Oologah, quiet wooded neighborhood on a dead-end steert, and ready to make your own. Adjacent to Lake Oologah, with Trail across the street that leads down to Lake access. Floors have recently been replaced with wood look tile, and cabinetry is in excellent condition. Some TLC would go a long ways but structurally in great condition. Just a 15 minute drive into Claremore with scenic wooded surroundings. Don't miss out on making this your new dream Lake House today!

Key facts

• 7,732 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Lagoon sewer
• Home design: Single-story; Faces southwest; Slab foundation
• Construction: HardiPlank siding; Concrete construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Dog run; Rain gutters; Satellite dish; Deck; Chain link fencing; Mature trees

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#221 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Foyil (rural): math 25% / reading 20% proficiency, ranked #364 of 513 in OK (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Foyil Es (math 17% / reading 12%, grade F, #604 of 845 statewide, top 76%, 227 students, 0% FRL); Foyil Jhs (math 2% / reading 12%, grade F, #311 of 345 statewide, top 92%, 96 students, 0% FRL); Foyil Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 102 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.6%/yr); 186 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 $864 of loan paydown is wiped out by about $4k 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 + 2.6% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.25% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,319
• Equity at exit: $18,638

10-year hold

• IRR: 13.8%
• Equity multiple: 2.09×
• Total profit: $38,034
• Equity at exit: $10,808

Cash invested: $35,000 (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: 186
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $427

Break-even live

Break-even rent $1,024

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $498	-5% $462	+0% $427	+5% $391	+10% $356
Rent	-10% $303	-5% $365	+0% $427	+5% $489	+10% $550
Rate	-1.0pp $490	-0.5pp $459	base $427	+0.5pp $394	+1.0pp $361

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $125,000 Active 77 DOM
2. 2026-06-22
   days on market $125,000 Active 76 DOM
3. 2026-06-18
   days on market $125,000 Active 73 DOM
4. 2026-06-17
   days on market $125,000 Active 72 DOM
5. 2026-06-16
   days on market $125,000 Active 71 DOM
6. 2026-06-15
   days on market $125,000 Active 70 DOM
7. 2026-06-13
   days on market $125,000 Active 68 DOM
8. 2026-06-10
   days on market $125,000 Active 65 DOM
9. 2026-06-09
   days on market $125,000 Active 64 DOM
10. 2026-06-08
    days on market $125,000 Active 63 DOM
11. 2026-06-07
    days on market $125,000 Active 62 DOM
12. 2026-06-03
    days on market $125,000 Active 58 DOM
13. 2026-06-02
    days on market $125,000 Active 57 DOM
14. 2026-06-01
    days on market $125,000 Active 56 DOM
15. 2026-05-31
    days on market $125,000 Active 55 DOM
16. 2026-04-05
    listed $125,000 Active
17. 2024-10-02
    soldstatus $150,000
18. 2024-09-03
    soldstatus $139,000 Closed 589-char remark

    Show marketing remark (589 chars)

    Unique Earth-sheltered home with 3 Bedrooms and 3 full baths. This home has it all with picture-perfect sunsets on Lake Oologah, quiet wooded neighborhood on a dead-end steert, and ready to make your own. Adjacent to Lake Oologah, with Trail across the street that leads down to Lake access. Floors have recently been replaced with wood look tile, and cabinetry is in excellent condition. Some TLC would go a long ways but structurally in great condition. Just a 15 minute drive into Claremore with scenic wooded surroundings. Don't miss out on making this your new dream Lake House today!

19. 2024-08-10
    status Pending 589-char remark

    Show marketing remark (589 chars)

    Unique Earth-sheltered home with 3 Bedrooms and 3 full baths. This home has it all with picture-perfect sunsets on Lake Oologah, quiet wooded neighborhood on a dead-end steert, and ready to make your own. Adjacent to Lake Oologah, with Trail across the street that leads down to Lake access. Floors have recently been replaced with wood look tile, and cabinetry is in excellent condition. Some TLC would go a long ways but structurally in great condition. Just a 15 minute drive into Claremore with scenic wooded surroundings. Don't miss out on making this your new dream Lake House today!

20. 2024-05-01
    listed $150,000 Active 589-char remark

    Show marketing remark (589 chars)

    Unique Earth-sheltered home with 3 Bedrooms and 3 full baths. This home has it all with picture-perfect sunsets on Lake Oologah, quiet wooded neighborhood on a dead-end steert, and ready to make your own. Adjacent to Lake Oologah, with Trail across the street that leads down to Lake access. Floors have recently been replaced with wood look tile, and cabinetry is in excellent condition. Some TLC would go a long ways but structurally in great condition. Just a 15 minute drive into Claremore with scenic wooded surroundings. Don't miss out on making this your new dream Lake House today!

21. 2020-12-07
    soldstatus $75,000
22. 2018-01-19
    historical
23. 2017-11-14
    price $110,000
24. 2017-09-21
    price $125,000
25. 2017-07-24
    listed $152,500 Active

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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 6 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,776
• − Mortgage interest: −$7,002
• − Property taxes: −$1,221
• − Insurance: −$625
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,636
• Taxable income: $3,288
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $4,332/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: Foyil
• NCES district ID: 4012090
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 20% ▼ -3.00%
• Median HH income: $47,652
• Composite: 22.91/100
• National rank: #13387
• State rank: #364 of 513 in OK

Livability — Sequoyah

• Score: 63/100
• State rank: #221
• US rank: #15703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rogers County · 50,229 people
• City population: 28,901
• 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

-18.0% since first listed

10 events — show timeline

• 2026-04-05 Listed $125,000 MLS Technology, Inc.
• 2024-10-02 Sold (Public Records) $150,000 Public Records
• 2024-09-03 Sold (MLS) $139,000 MLS Technology, Inc.
• 2024-08-10 Pending — MLS Technology, Inc.
• 2024-05-01 Listed $150,000 MLS Technology, Inc.
• 2020-12-07 Sold (Public Records) $75,000 Public Records
• 2018-01-19 Listing Removed — MLS Technology, Inc.
• 2017-11-14 Price Changed $110,000 MLS Technology, Inc.
• 2017-09-21 Price Changed $125,000 MLS Technology, Inc.
• 2017-07-24 Listed $152,500 MLS Technology, Inc.

Property tax history

+2.8%/yr

Latest (2025): $1,221 · +2.6% YoY. Source: county tax records.