320 E 17th St · Claremore, OK 74017

$199,900

3 bd · 3.0 ba · 1,745 sqft · SingleFamily public records · 77 Days on market

Built 1969 0.25 ac lot Est $230k · 13% under

---

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).

• Cash flow +14.3/30.0
• ARV discount +13.4/15.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One owner, full brick home. Move in ready. Good floor plan. House in good condition. Close to schools & hospital. All window treatments stay. Inside utility, fenced back yard.

Key facts

• Full-brick home
• Safe room
• Generac generator

Tags

• FULL-BRICK HOME
• SAFE ROOM
• GENERAC GENERATOR
• PRIME LOCATION
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: Gutters noted as a community/feature item

Exterior

• Parking: Attached garage; 2-car garage
• Security: Safe room interior; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available; Satellite internet available; Phone service available
• Home design: Single-story home; Faces south; Crawlspace foundation; Brick and wood frame construction; Asphalt/fiberglass roof
• Construction: Built according to public records; Brick and wood frame; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Concrete driveway; Rain gutters; Satellite dish; Covered patio and porch; Porch; Shed(s); Chain link full fencing; Mature trees; Boat dock/slip and beach access nearby (Claremore Lake); Boat ramp/lift access

Interior

• Kitchen: Built-in oven; Cooktop; Range/oven; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath (first level); Two additional bedrooms without direct baths (first level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms (including master bath with shower); One half bathroom (hall)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum frame windows; Insulated doors; High-speed internet; Cable TV; Wired for data; Ceiling fans; Laminate counters; Electric oven/range connections; Generator
• Laundry & utility: Washer hookup; Dryer hookup (electric and gas); Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $38 ($450/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.5% below list).
• Recommended offer: $157k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 77 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; list at $200k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,827 (21.5% 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 22% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $230,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 E 15th St	0.11mi	3/2.0	1,873 (+7%)	4mo	$229,900	$123	76
1402 N Dorothy Ave	0.22mi	3/2.0	1,623 (-7%)	3mo	$269,000	$166	72
232 E 17th St	0.20mi	3/2.0	1,886 (+8%)	13mo	$210,000	$111	62
234 E 17th St	0.18mi	3/2.5	1,927 (+10%)	13mo	$280,000	$145	61
110 E 13th Pl	0.50mi	3/1.5	1,850 (+6%)	1mo	$220,000	$119	60
1202 Oklahoma Pl	0.53mi	3/2.0	1,713 (-2%)	15mo	$226,395	$132	56
111 E 13th Pl	0.51mi	3/2.0	1,884 (+8%)	10mo	$237,000	$126	51
1222 N Cherrington Ave	0.47mi	3/1.0	1,614 (-8%)	10mo	$187,500	$116	49
1203 N Miller Dr	0.63mi	4/2.0 (+1)	1,787 (+2%)	11mo	$232,500	$130	48
1304 N Miller Dr	0.60mi	3/2.0	1,919 (+10%)	20mo	$265,000	$138	35
1020 N Wewoka Ave	0.55mi	3/2.0	1,516 (-13%)	18mo	$200,900	$133	33
103 E 11th St	0.68mi	4/2.0 (+1)	1,500 (-14%)	15mo	$200,000	$133	23

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 · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-30,688
• Equity at exit: $29,806

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-26,432
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $38

Break-even live

Break-even rent $1,521

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $151	-5% $94	+0% $38	+5% $-19	+10% $-76
Rent	-10% $-86	-5% $-24	+0% $38	+5% $99	+10% $161
Rate	-1.0pp $138	-0.5pp $88	base $38	+0.5pp $-14	+1.0pp $-67

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   status $199,900 Pending 77 DOM
2. 2026-06-13
   days on market $199,900 Active 77 DOM
3. 2026-06-10
   days on market $199,900 Active 74 DOM
4. 2026-06-09
   days on market $199,900 Active 73 DOM
5. 2026-06-08
   days on market $199,900 Active 72 DOM
6. 2026-06-07
   days on market $199,900 Active 71 DOM
7. 2026-06-05
   days on market $199,900 Active 68 DOM
8. 2026-06-03
   days on market $199,900 Active 67 DOM
9. 2026-06-02
   days on market $199,900 Active 66 DOM
10. 2026-06-01
    days on market $199,900 Active 65 DOM
11. 2026-05-31
    days on market $199,900 Active 64 DOM
12. 2026-05-17
    status Active
13. 2026-04-19
    status Pending
14. 2026-04-14
    price $199,900
15. 2026-02-28
    listed $215,000 Active
16. 2002-12-21
    soldstatus $91,250 181-char remark

    Show marketing remark (181 chars)

    One owner, full brick home. Move in ready. Good floor plan. House in good condition. Close to schools & hospital. All window treatments stay. Inside utility, fenced back yard.

17. 2002-12-01
    soldstatus $91,500
18. 2002-11-21
    historical 181-char remark

    Show marketing remark (181 chars)

    One owner, full brick home. Move in ready. Good floor plan. House in good condition. Close to schools & hospital. All window treatments stay. Inside utility, fenced back yard.

19. 2002-07-12
    listed $97,500 181-char remark

    Show marketing remark (181 chars)

    One owner, full brick home. Move in ready. Good floor plan. House in good condition. Close to schools & hospital. All window treatments stay. Inside utility, fenced back yard.

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$961/yr (+$80/mo · 114.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,819
• − Mortgage interest: −$11,198
• − Property taxes: −$838
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$5,815
• Taxable loss: −$3,042
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $1,180/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

+105.0% since first listed

8 events — show timeline

• 2026-05-17 Relisted — MLS Technology, Inc.
• 2026-04-19 Pending — MLS Technology, Inc.
• 2026-04-14 Price Changed $199,900 MLS Technology, Inc.
• 2026-02-28 Listed $215,000 MLS Technology, Inc.
• 2002-12-21 Sold (MLS) $91,250 MLS Technology, Inc.
• 2002-12-01 Sold (Public Records) $91,500 Public Records
• 2002-11-21 Listing Removed — MLS Technology, Inc.
• 2002-07-12 Listed $97,500 MLS Technology, Inc.

Property tax history

+0.1%/yr

Latest (2025): $838 · +0.0% YoY. Source: county tax records.