10738 S 276th EastAvenue · Coweta, OK 74014

$268,995

4 bd · 2.0 ba · 1,550 sqft · SingleFamily · 68 Days on market

Built 2026 Good condition 7,199 sqft lot 2-car garage $174/sqft · 14% below area Est $314k · 14% under $25/mo HOA · 1% of rent

---

Why this score? — see what drove the D 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).

• ARV discount +13.9/15.0
• Cash flow +9.9/30.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This 4 bedroom, 2 bathroom, 1550 square feet (BP) home is ready to be filled with your family and friends! Natural light streams into the living and kitchen area so you can enjoy a spacious and airy family area with a dedicated dining space. Available space is truly maximized in this home with a large walk-in master closet and a dedicated laundry space and linen closet.

Key facts

• Spacious family area
• Natural light
• 7,199 sq ft lot

Tags

• NATURAL LIGHT
• LIVING AND KITCHEN AREA
• SPACIOUS FAMILY AREA
• DEDICATED DINING SPACE
• LARGE WALK-IN MASTER CLOSET
• DEDICATED LAUNDRY SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (19.1% below list).
• Recommended offer: $218k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% in Coweta — 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 68/100 on livability (#73 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Coweta (suburban): math 22% / reading 23% proficiency, ranked #124 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Highland Park Es (math 41% / reading 33%, grade F, #132 of 845 statewide, top 19%, 698 students, 0% FRL); Oneta Ridge Ms (math 25% / reading 26%, grade F, #84 of 345 statewide, top 26%, 924 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.1%/yr); 827 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 581 units permitted in Wagoner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Wagoner 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 68 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,594 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (median comp): $313,893
• List price: $268,995
• Delta: -14.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11762 S 279th EastAvenue	0.22mi	4/2.0	1,496 (-4%)	1mo	$245,845	$164	83
27608 E 109th Pl S	0.03mi	4/2.0	1,700 (+10%)	2mo	$289,900	$171	81
28032 E 108th Pl	0.13mi	3/2.0 (-1)	1,612 (+4%)	3mo	$327,000	$203	80
27155 E 109th St S	0.15mi	3/2.0 (-1)	1,468 (-5%)	3mo	$269,990	$184	77
10893 S 277th EastAvenue	0.12mi	3/2.0 (-1)	1,702 (+10%)	2mo	$305,000	$179	71
11812 S 279th EastAvenue	0.25mi	4/2.0	1,699 (+10%)	2mo	$256,985	$151	70
10890 S 278 EastAvenue	0.14mi	3/2.0 (-1)	1,702 (+10%)	2mo	$305,000	$179	70
10930 S 274th EastAvenue	0.16mi	4/2.0	1,751 (+13%)	3mo	$298,000	$170	68
27914 E 108th Pl S	0.23mi	3/2.0 (-1)	1,702 (+10%)	1mo	$312,000	$183	68
10803 S 274th EastAvenue	0.24mi	3/2.0 (-1)	1,714 (+11%)	1mo	$310,093	$181	65
27966 E 108th St S	0.28mi	3/2.0 (-1)	1,703 (+10%)	1mo	$312,000	$183	65
10801 S 274th EastAvenue	0.25mi	3/2.0 (-1)	1,750 (+13%)	1mo	$329,900	$189	61

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 · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-55,958
• Equity at exit: $40,108

10-year hold

• IRR: -17.6%
• Equity multiple: 0.07×
• Total profit: $-69,760
• Equity at exit: $23,258

Cash invested: $75,319 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 37 active · 26 under contract
• Months of supply: 10.1 mo (10%/mo absorbed)
• Median asking: $299,490 ($175/sqft)
• Median days on market: 113 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: +15.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 74014

• Rents YoY: 2.1%
• Active inventory: 827
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$25
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-165

Break-even live

Break-even rent $2,385

Max offer price $245,123

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-72	+0% $-165	+5% $-258	+10% $-351
Rent	-10% $-337	-5% $-251	+0% $-165	+5% $-79	+10% $7
Rate	-1.0pp $-30	-0.5pp $-97	base $-165	+0.5pp $-235	+1.0pp $-306

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: $67,249
• Closing costs: $8,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12201 S 270th East Ave Coweta, OK	3.0	2.0	1157	$1,750	$1.51	65d	1	1.28mi
12287 S 269th East Ave Coweta, OK	3.0	2.0	1230	$1,650	$1.34	30d	1	1.39mi

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with $300 annual feeCommunity amenities include park and poolCommunity features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)No safety shelter
• Utilities: Public waterPublic sewerElectricity availableNatural gas availableCable available
• Home design: Single-storyFaces southSlab foundation
• Construction: Built by builderBrick, stone, and wood frame constructionAsphalt/fiberglass roofHas home warranty
• Exterior features: Rain guttersCovered patio

Interior

• Kitchen: Convection ovenOvenRange/StoveMicrowaveDishwasherDisposalElectric water heater
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: Granite countersHigh-speed internetCeiling fan(s)Gas range connectionVinyl window frames
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 48 events

1. 2026-08-08
   days on market $268,995 Active 68 DOM
2. 2026-08-07
   days on market $268,995 Active 67 DOM
3. 2026-08-06
   days on market $268,995 Active 66 DOM
4. 2026-08-05
   days on market $268,995 Active 65 DOM
5. 2026-08-04
   days on market $268,995 Active 64 DOM
6. 2026-08-03
   days on market $268,995 Active 63 DOM
7. 2026-07-31
   days on market $268,995 Active 60 DOM
8. 2026-07-30
   days on market $268,995 Active 58 DOM
9. 2026-07-28
   days on market $268,995 Active 57 DOM
10. 2026-07-26
    days on market $268,995 Active 55 DOM
11. 2026-07-24
    days on market $268,995 Active 53 DOM
12. 2026-07-23
    days on market $268,995 Active 52 DOM
13. 2026-07-22
    days on market $268,995 Active 51 DOM
14. 2026-07-21
    days on market $268,995 Active 50 DOM
15. 2026-07-20
    days on market $268,995 Active 49 DOM
16. 2026-07-18
    days on market $268,995 Active 47 DOM
17. 2026-07-18
    days on market $268,995 Active 46 DOM
18. 2026-07-16
    days on market $268,995 Active 45 DOM
19. 2026-07-15
    days on market $268,995 Active 44 DOM
20. 2026-07-14
    days on market $268,995 Active 43 DOM
21. 2026-07-13
    days on market $268,995 Active 42 DOM
22. 2026-07-13
    days on market $268,995 Active 41 DOM
23. 2026-07-11
    days on market $268,995 Active 40 DOM
24. 2026-07-10
    days on market $268,995 Active 39 DOM
25. 2026-07-09
    days on market $268,995 Active 38 DOM
26. 2026-07-07
    days on market $268,995 Active 36 DOM
27. 2026-07-06
    days on market $268,995 Active 35 DOM
28. 2026-07-05
    days on market $268,995 Active 34 DOM
29. 2026-07-03
    days on market $268,995 Active 32 DOM
30. 2026-07-02
    days on market $268,995 Active 31 DOM
31. 2026-07-01
    days on market $268,995 Active 30 DOM
32. 2026-06-30
    days on market $268,995 Active 29 DOM
33. 2026-06-29
    days on market $268,995 Active 28 DOM
34. 2026-06-28
    days on market $268,995 Active 27 DOM
35. 2026-06-27
    days on market $268,995 Active 26 DOM
36. 2026-06-27
    days on market $268,995 Active 25 DOM
37. 2026-06-25
    days on market $268,995 Active 23 DOM
38. 2026-06-22
    days on market $268,995 Active 21 DOM
39. 2026-06-22
    days on market $268,995 Active 20 DOM
40. 2026-06-18
    days on market $268,995 Active 17 DOM
41. 2026-06-17
    days on market $268,995 Active 16 DOM
42. 2026-06-16
    days on market $268,995 Active 15 DOM
43. 2026-06-15
    days on market $268,995 Active 14 DOM
44. 2026-06-13
    days on market $268,995 Active 12 DOM
45. 2026-06-10
    days on market $268,995 Active 9 DOM
46. 2026-06-09
    days on market $268,995 Active 8 DOM
47. 2026-06-08
    remarks 373-char remark
48. 2026-06-08
    listed $268,995 Active 7 DOM

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

Taxation est. · year 1

• Rental income: $26,111
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$300
• − Depreciation: −$7,825
• Taxable loss: −$6,640
• Est. tax savings @ 24.0%: +$1,594
• After-tax cash flow: $-386/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $7,750–$23,250 screening

This home is in good condition with a good exterior and interior. It has a good roof and flooring, and the systems appear to be in good working order. The home is ready for a fresh coat of paint and some landscaping improvements to increase its value.

Value-add opportunities

• Both Paint the exterior — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Highland Park Es F OK #132/845 Nat'l #21,438/41,679 Middle Oneta Ridge Ms F OK #84/345 Nat'l #10,204/14,009 High Broken Arrow Freshman Academy

Schools (NCES district)

• District: Coweta
• NCES district ID: 4008850
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $56,119
• Composite: 20.57/100
• National rank: #8557
• State rank: #124 of 270 in OK

C Composite livability gradescore 68/100

Livability — Coweta

• Score: 68/100
• State rank: #73
• US rank: #9871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coweta, OK
• County: Wagoner County · 84,796 people
• City population: 16,622
• Metro: Tulsa, OK
• Population (ZIP): 45,212
• Household income: $95,501
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 8% of renters

---

Population outlook (Wagoner County) Hauer SSP2

• Today (2025): 84,796 people
• By 2030: 88,162 · +4.0%
• By 2040: 93,882 · +10.7%
• By 2050: 98,219 · +15.8%
• By 2075: 106,561 · +25.7%
• By 2100: 109,360 · +29.0%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 11% Hispanic / Latino 11% Native American 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

---

Political lean MEDSL · Wagoner

• 2024 margin: Solid R (+49.8) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -8.0pp toward R · 2008: -41.8pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+50.1 2016: R+52.0 2012: R+45.7 2008: R+41.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.67%
• Current HPI: 203.7301
• Rent YoY: ▲ 2.12%
• 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

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with $300 annual feeCommunity amenities include park and poolCommunity features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)No safety shelter
• Utilities: Public waterPublic sewerElectricity availableNatural gas availableCable available
• Home design: Single-storyFaces southSlab foundation
• Construction: Built by builderBrick, stone, and wood frame constructionAsphalt/fiberglass roofHas home warranty
• Exterior features: Rain guttersCovered patio

Interior

• Kitchen: Convection ovenOvenRange/StoveMicrowaveDishwasherDisposalElectric water heater
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: Granite countersHigh-speed internetCeiling fan(s)Gas range connectionVinyl window frames
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

1 event — show timeline

• 2026-06-01 Listed $268,995 MLS Technology, Inc.