707 N Weenonah Ave · Claremore, OK 74017

$85,000

1 bd · 1.0 ba · 465 sqft · SingleFamily public records · 28 Days on market

Built 1940 6,094 sqft lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• 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 MLS

Investors wanted! This house would make a great rental in Claremore!

Key facts

• 6,094 sq ft lot
• Built 1940
• Listed 28 days

Property features AI

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Electricity available; High-speed internet available; Satellite internet available; Public water; Public sewer
• Home design: Single-story home; Faces east; Handicap access
• Construction: Built with wood frame; Asbestos present; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Porch; Gravel driveway; Located less than 5 miles from Claremore Lake

Interior

• Kitchen: Eat-in kitchen; Refrigerator; Oven; Range/Stove; Microwave
• Bedrooms: Bedroom on the first level; Office on the first level (can be used as a bedroom or flex room)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: One full bathroom with shower only (hall bath) on the first level
• Heating & cooling: Electric heating; Space heater; Window cooling unit(s)
• Interior features: Aluminum-framed windows; Accessible doors; Wood counters; Ceiling fan(s); Electric range connection; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).
• This rent is only 16% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.02% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 8.1

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,353
• Equity at exit: $12,674

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $11,625
• Equity at exit: $7,349

Cash invested: $23,800 (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 74017

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 181
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $185

Break-even live

Break-even rent $635

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $233	-5% $209	+0% $185	+5% $161	+10% $137
Rent	-10% $116	-5% $151	+0% $185	+5% $219	+10% $254
Rate	-1.0pp $228	-0.5pp $207	base $185	+0.5pp $163	+1.0pp $141

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-08
   status Pending
4. 2026-04-02
   listed $85,000 Active
5. 2025-03-10
   soldstatus $55,000 Closed 68-char remark

   Show marketing remark (68 chars)

   Investors wanted! This house would make a great rental in Claremore!

6. 2025-03-10
   soldstatus $55,000

   Show marketing remark (68 chars)

   Investors wanted! This house would make a great rental in Claremore!

7. 2025-02-06
   status Pending 68-char remark

   Show marketing remark (68 chars)

   Investors wanted! This house would make a great rental in Claremore!

8. 2025-01-31
   listed $69,900 Active 68-char remark

   Show marketing remark (68 chars)

   Investors wanted! This house would make a great rental in Claremore!

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$521/yr (+$43/mo · 213.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,430
• − Mortgage interest: −$4,761
• − Property taxes: −$244
• − Insurance: −$425
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,473
• Taxable income: $858
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $2,016/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

+21.6% since first listed

8 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-04-23 Relisted — MLS Technology, Inc.
• 2026-04-08 Pending — MLS Technology, Inc.
• 2026-04-02 Listed $85,000 MLS Technology, Inc.
• 2025-03-10 Sold (Public Records) $55,000 Public Records
• 2025-03-10 Sold (MLS) $55,000 MLS Technology, Inc.
• 2025-02-06 Pending — MLS Technology, Inc.
• 2025-01-31 Listed $69,900 MLS Technology, Inc.

Property tax history

+2.5%/yr

Latest (2025): $244 · +5.2% YoY. Source: county tax records.