10738 S 276th EastAvenue · Coweta, OK
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +13.3/15.0
- Cash flow +7.9/30.0
- Condition / age +3.8/5.0
- Livability +3.4/5.0
- Schools +3.1/10.0
- Rent growth +3.0/5.0
- 1% rule +2.5/10.0
- DSCR +2.0/10.0
- Appreciation +0.0/10.0
$273,125
10738 S 276th EastAvenue · Coweta, OK 74014
4 bd · 2.0 ba · 1,550 sqft · SingleFamily
· 160 Days on market
Built 2026
7,199 sqft lot
2-car garage
$176/sqft
· 13% below area
Est $313k · 13% under
$25/mo HOA · 1% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $273k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $231k (15.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (24.9% below list).
- Recommended offer: $205k (24.9% below list) — sets the bar for 1% rule.
- Cap rate 5.0% vs local median 3.9% in Coweta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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); 1126 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 122d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 160 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$205,248
(24.9% below list)
Questions for the listing agent
- 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?
- It's been on market 160 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.75% ✗
- Cap rate
- 5.01%
- Cash-on-cash
- -4.57%
- DSCR
- 0.80
- GRM
- 11.1
CMA / ARV
- ARV (median comp)
- $313,485
- List price
- $273,125
- Delta
- -12.87%
- 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 |
|---|---|---|---|---|---|---|---|
| 27173 E 109th St S | 0.15mi | 3/2.0 (-1) | 1,554 (+0%) | 2mo | $264,990 | $171 | 86 |
| 27229 E 109th St S | 0.15mi | 4/2.0 | 1,655 (+7%) | 2mo | $279,900 | $169 | 80 |
| 27785 E 109th Pl S | 0.11mi | 3/2.0 (-1) | 1,661 (+7%) | 2mo | $327,000 | $197 | 76 |
| 10738 S 275th EastAvenue | 0.07mi | 4/2.0 | 1,729 (+12%) | 2mo | $286,525 | $166 | 76 |
| 10711 S 275th EastPlace S | 0.04mi | 3/2.0 (-1) | 1,726 (+11%) | 1mo | $297,468 | $172 | 74 |
| 10778 S 275th EastPlace S | 0.07mi | 3/2.0 (-1) | 1,726 (+11%) | 1mo | $307,430 | $178 | 72 |
| 10710 S 275th EastAvenue S | 0.07mi | 3/2.0 (-1) | 1,726 (+11%) | 2mo | $307,268 | $178 | 71 |
| 27517 E 107th St S | 0.31mi | 3/2.0 (-1) | 1,450 (-6%) | 2mo | $275,122 | $190 | 69 |
| 10748 S 275th Pl S | 0.07mi | 3/2.0 (-1) | 1,766 (+14%) | 1mo | $307,233 | $174 | 67 |
| 27113 E 109th St S | 0.15mi | 3/2.0 (-1) | 1,349 (-13%) | 2mo | $249,990 | $185 | 65 |
| 10721 S 281st EastAvenue | 0.40mi | 3/2.0 (-1) | 1,693 (+9%) | 2mo | $327,000 | $193 | 59 |
| 10808 S 274th Ave E | 0.24mi | 3/2.0 (-1) | 1,766 (+14%) | 2mo | $306,471 | $174 | 59 |
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
- -25.0%
- Equity multiple
- 0.16×
- Total profit
- $-64,550
- Equity at exit
- $40,724
10-year hold
- IRR
- -23.7%
- Equity multiple
- -0.14×
- Total profit
- $-87,152
- Equity at exit
- $23,615
Cash invested: $76,475 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 34 active · 34 under contract
- Months of supply
- 7.3 mo (14%/mo absorbed)
- Median asking
- $299,554 ($175/sqft)
- Median days on market
- 184 d
- This list price
- 29% of active listings are priced below it
- ARV vs active asking
- +15.3% 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
- 1126
- Price-to-rent
- 11.1×
Monthly cashflow live
↻
- Estimated rent
- $2,052 medium interval (Pro) →
- Mortgage (P&I)
- −$1,432
- Tax est. 1.5%
- −$341 /mo · $4,097/yr
- Insurance
- −$114
- HOA
- −$25
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$431
- Net cashflow
- $-291
Break-even live
Break-even rent
$2,421
Max offer price
$231,011
Occupancy floor
—
Sensitivity live
| Price | -10% $-102 | -5% $-197 | +0% $-291 | +5% $-385 | +10% $-480 |
|---|---|---|---|---|---|
| Rent | -10% $-453 | -5% $-372 | +0% $-291 | +5% $-210 | +10% $-129 |
| Rate | -1.0pp $-153 | -0.5pp $-222 | base $-291 | +0.5pp $-362 | +1.0pp $-434 |
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
- $68,281
- Closing costs
- $8,194
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 4 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 27602 E 115th St S Coweta, OK | 3.0 | 2.0 | 1395 | $1,830 | $1.31 | 0d | 1 | 0.56mi |
| 27602 E 115th St S Coweta, OK | 3.0 | 2.0 | 1395 | $1,830 | $1.31 | 5d | 1 | 0.56mi |
| 12201 S 270th East Ave Coweta, OK | 3.0 | 2.0 | 1157 | $1,750 | $1.51 | 157d | 1 | 1.28mi |
| 12287 S 269th East Ave Coweta, OK | 3.0 | 2.0 | 1230 | $1,650 | $1.34 | 122d | 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 50 events
-
2026-11-08days on market $273,125 Active 160 DOM
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2026-11-07days on market $273,125 Active 159 DOM
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2026-11-06days on market $273,125 Active 158 DOM
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2026-11-05days on market $273,125 Active 157 DOM
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2026-11-04days on market $273,125 Active 156 DOM
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2026-11-02days on market $273,125 Active 154 DOM
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2026-11-01days on market $273,125 Active 153 DOM
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2026-10-31days on market $273,125 Active 152 DOM
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2026-10-30days on market $273,125 Active 151 DOM
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2026-10-29days on market $273,125 Active 150 DOM
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2026-10-28days on market $273,125 Active 149 DOM
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2026-10-27days on market $273,125 Active 148 DOM
-
2026-10-26days on market $273,125 Active 147 DOM
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2026-10-26days on market $273,125 Active 146 DOM
-
2026-10-24days on market $273,125 Active 145 DOM
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2026-10-23days on market $273,125 Active 144 DOM
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2026-10-22days on market $273,125 Active 143 DOM
-
2026-10-21days on market $273,125 Active 142 DOM
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2026-10-20days on market $273,125 Active 141 DOM
-
2026-10-19days on market $273,125 Active 140 DOM
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2026-10-18days on market $273,125 Active 139 DOM
-
2026-10-17days on market $273,125 Active 138 DOM
-
2026-10-16days on market $273,125 Active 137 DOM
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2026-10-15days on market $273,125 Active 136 DOM
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2026-10-14days on market $273,125 Active 135 DOM
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2026-10-13days on market $273,125 Active 134 DOM
-
2026-10-12days on market $273,125 Active 133 DOM
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2026-10-11days on market $273,125 Active 132 DOM
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2026-10-10days on market $273,125 Active 131 DOM
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2026-10-09days on market $273,125 Active 130 DOM
-
2026-10-08days on market $273,125 Active 129 DOM
-
2026-10-07days on market $273,125 Active 128 DOM
-
2026-10-07days on market $273,125 Active 127 DOM
-
2026-10-05days on market $273,125 Active 126 DOM
-
2026-10-04days on market $273,125 Active 125 DOM
-
2026-10-03days on market $273,125 Active 124 DOM
-
2026-10-02days on market $273,125 Active 123 DOM
-
2026-10-01days on market $273,125 Active 122 DOM
-
2026-09-30days on market $273,125 Active 121 DOM
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2026-09-29days on market $273,125 Active 120 DOM
-
2026-09-28days on market $273,125 Active 119 DOM
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2026-09-27days on market $273,125 Active 118 DOM
-
2026-09-25days on market $273,125 Active 116 DOM
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2026-09-24days on market $273,125 Active 115 DOM
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2026-09-23days on market $273,125 Active 114 DOM
-
2026-09-22days on market $273,125 Active 113 DOM
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2026-09-21days on market $273,125 Active 112 DOM
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2026-09-20days on market $273,125 Active 111 DOM
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2026-09-19days on market $273,125 Active 110 DOM
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2026-09-18days on market $273,125 Active 109 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $24,630
- − Mortgage interest
- −$15,299
- − Property taxes
- −$4,097
- − Insurance
- −$1,366
- − Repairs & maintenance
- −$1,970
- − Management
- −$1,970
- − HOA
- −$300
- − Depreciation
- −$7,945
- Taxable loss
- −$8,318
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,996
- After-tax cash flow
- $-1,496/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
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
- 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%
- 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 |
|
||
Price history
1 event — show timeline
- 2026-06-01 Listed $268,995 MLS Technology, Inc.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…