319 S Division St · Sapulpa, OK 74066

$85,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 168 Days on market

Built 1910 8,698 sqft lot Est $165k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS DELIGHT, TONS OF POTENTIAL, 3RD BDRM COULD BEE USED AS OFFICE, 'AS-IS', CASH OR CONV ONLY CALL AGENT FOR MORE INFO

Key facts

• Large bonus room
• Spacious lot
• 8,698 sq ft lot

Tags

• LARGE BONUS ROOM
• FULLY ENCLOSED WITH HVAC
• MINUTES FROM DOWNTOWN SAPULPA
• SPACIOUS LOT

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof; Year built source reported by owner
• Exterior features: Chain link fencing; No other exterior features listed

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Storm windows; Laminate counters; No additional interior features listed
• Laundry & utility: Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 2.8% in Sapulpa — 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 67/100 on livability (#88 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Sapulpa (suburban): math 23% / reading 24% proficiency, ranked #129 of 270 in OK (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 196 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $85k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.67%
• DSCR: 2.19
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 S Birch St	0.19mi	3/1.0	1,454 (+3%)	2mo	$160,000	$110	80
1002 E Thompson Ave	0.11mi	3/1.5	1,529 (+9%)	1mo	$144,500	$95	78
207 S Walnut St	0.36mi	3/1.5	1,376 (-2%)	2mo	$188,000	$137	76
1201 E Cleveland Ave	0.31mi	3/1.0	1,364 (-3%)	3mo	$103,000	$76	74
1024 E Lee Ave	0.19mi	2/2.0 (-1)	1,540 (+9%)	0mo	$233,000	$151	70
217 E Bryan Ave	0.55mi	3/2.0	1,332 (-5%)	0mo	$215,000	$161	65
1002 E Line Ave	0.54mi	2/1.0 (-1)	1,420 (+1%)	1mo	$85,000	$60	63
1009 E Thompson Ave	0.15mi	4/1.0 (+1)	1,234 (-12%)	1mo	$145,000	$118	63
618 S Oak St	0.51mi	2/1.0 (-1)	1,490 (+6%)	2mo	$174,000	$117	56
204 N Elm St	0.74mi	3/1.0	1,298 (-8%)	0mo	$85,000	$65	48
640 E Line Ave	0.58mi	4/2.5 (+1)	1,577 (+12%)	0mo	$265,000	$168	46
409 N Ridgeway St	0.65mi	2/1.0 (-1)	1,239 (-12%)	0mo	$110,000	$89	40

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $19,909
• Equity at exit: $12,674

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $60,704
• 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 74066

• Home prices YoY: -26.3%
• Active inventory: 196
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$446
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $529

Break-even live

Break-even rent $699

Max offer price $85,000

Occupancy floor 56%

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: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 E Thompson Ave Sapulpa, OK	3.0	1.0	1416	$1,450	$1.02	10d	1	0.14mi
925 E Thompson Ave Sapulpa, OK	3.0	1.0	1416	$1,450	$1.02	2d	1	0.14mi
405 S Maple St Unit F Sapulpa, OK	2.0	1.0	1280	$955	$0.75	2d	1	0.26mi
405 S Maple St Unit F Sapulpa, OK	2.0	1.0	1280	$955	$0.75	16d	1	0.26mi
726 S Apple St Sapulpa, OK	4.0	2.0	1693	$1,750	$1.03	19d	1	0.50mi
919 S Mission St Sapulpa, OK	2.0–3.0	1.0–2.0	950	$1,125	$1.18	2d	2	0.54mi
310 N Division St Sapulpa, OK	3.0	2.0	1237	$1,300	$1.05	16d	1	0.59mi
418 S Water St Sapulpa, OK	3.0	1.0	1166	$1,300	$1.11	10d	1	0.67mi

Listing history 25 events

1. 2026-05-08
   status Pending
2. 2026-04-17
   price $85,000
3. 2026-03-12
   price $90,000
4. 2026-01-07
   price $95,000
5. 2025-12-12
   price $105,000
6. 2025-11-22
   listed $115,000 Active
7. 2025-06-26
   historical
8. 2025-05-06
   status Active
9. 2025-04-28
   status Pending
10. 2025-04-15
    price $105,000
11. 2025-03-12
    price $110,000
12. 2025-02-15
    price $115,000
13. 2025-01-02
    status Active
14. 2025-01-02
    price $125,000
15. 2024-12-23
    status Pending
16. 2024-12-02
    price $114,900
17. 2024-10-17
    price $115,000
18. 2024-08-16
    price $120,000
19. 2024-06-27
    listed $125,000 Active
20. 2001-03-20
    soldstatus $46,500
21. 1999-08-18
    soldstatus $29,900 124-char remark

    Show marketing remark (124 chars)

    INVESTORS DELIGHT, TONS OF POTENTIAL, 3RD BDRM COULD BEE USED AS OFFICE, 'AS-IS', CASH OR CONV ONLY CALL AGENT FOR MORE INFO

22. 1999-08-18
    soldstatus $30,000

    Show marketing remark (124 chars)

    INVESTORS DELIGHT, TONS OF POTENTIAL, 3RD BDRM COULD BEE USED AS OFFICE, 'AS-IS', CASH OR CONV ONLY CALL AGENT FOR MORE INFO

23. 1999-07-25
    historical 124-char remark

    Show marketing remark (124 chars)

    INVESTORS DELIGHT, TONS OF POTENTIAL, 3RD BDRM COULD BEE USED AS OFFICE, 'AS-IS', CASH OR CONV ONLY CALL AGENT FOR MORE INFO

24. 1999-07-08
    listed $33,500 124-char remark

    Show marketing remark (124 chars)

    INVESTORS DELIGHT, TONS OF POTENTIAL, 3RD BDRM COULD BEE USED AS OFFICE, 'AS-IS', CASH OR CONV ONLY CALL AGENT FOR MORE INFO

25. 1993-07-26
    soldstatus $23,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,416
• − Mortgage interest: −$4,761
• − Property taxes: −$848
• − Insurance: −$425
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,473
• Taxable income: $5,282
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $5,079/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: Sapulpa
• NCES district ID: 4026910
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $44,536
• Composite: 20.29/100
• National rank: #8616
• State rank: #129 of 270 in OK

Livability — Sapulpa

• Score: 67/100
• State rank: #88
• US rank: #10676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sapulpa, OK
• County: Creek County · 32,292 people
• City population: 32,292
• Metro: Tulsa, OK
• Population (ZIP): 32,292
• Household income: $64,698
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 716.0

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 12% Two or more races 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.18%
• Current HPI: 250.2859
• Rent YoY: —
• 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

+269.6% since first listed

25 events — show timeline

• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-04-17 Price Changed $85,000 MLS Technology, Inc.
• 2026-03-12 Price Changed $90,000 MLS Technology, Inc.
• 2026-01-07 Price Changed $95,000 MLS Technology, Inc.
• 2025-12-12 Price Changed $105,000 MLS Technology, Inc.
• 2025-11-22 Listed $115,000 MLS Technology, Inc.
• 2025-06-26 Listing Removed — MLS Technology, Inc.
• 2025-05-06 Relisted — MLS Technology, Inc.
• 2025-04-28 Pending — MLS Technology, Inc.
• 2025-04-15 Price Changed $105,000 MLS Technology, Inc.
• 2025-03-12 Price Changed $110,000 MLS Technology, Inc.
• 2025-02-15 Price Changed $115,000 MLS Technology, Inc.
• 2025-01-02 Relisted — MLS Technology, Inc.
• 2025-01-02 Price Changed $125,000 MLS Technology, Inc.
• 2024-12-23 Pending — MLS Technology, Inc.
• 2024-12-02 Price Changed $114,900 MLS Technology, Inc.
• 2024-10-17 Price Changed $115,000 MLS Technology, Inc.
• 2024-08-16 Price Changed $120,000 MLS Technology, Inc.
• 2024-06-27 Listed $125,000 MLS Technology, Inc.
• 2001-03-20 Sold (Public Records) $46,500 Public Records
• 1999-08-18 Sold (Public Records) $30,000 Public Records
• 1999-08-18 Sold (MLS) $29,900 MLS Technology, Inc.
• 1999-07-25 Listing Removed — MLS Technology, Inc.
• 1999-07-08 Listed $33,500 MLS Technology, Inc.
• 1993-07-26 Sold (Public Records) $23,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $848 · +1.3% YoY. Source: county tax records.