101 E 7th St · Owasso, OK 74055

$189,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 13 Days on market

Built 1956 9,545 sqft lot Est $198k · at est.

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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 +9.5/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come be close to downtown Owasso, gathering on main, shops and restaurants in this charming home on a corner lot. Beautiful original hardwood floors that are well cared for and a spacious living area, make for a great home. The cute kitchen flows with the house. Enjoy cool summer nights out on the covered patio. Updated windows, 5 year old roof, 2 driveways and newer ceiling fans. Great opportunity in Owasso! New Hot Water Heater.

Key facts

• Functional kitchen
• Two driveways
• Spacious living area

Tags

• CORNER LOT
• TWO DRIVEWAYS
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• HUGE LAUNDRY ROOM
• WASHER AND DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $36 ($435/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 (17.1% below list).
• Recommended offer: $157k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Owasso — 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 78/100 on livability (#5 in OK, #2,368 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Owasso (suburban): math 35% / reading 35% proficiency, ranked #25 of 270 in OK (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Barnes Es (math 40% / reading 34%, grade F, #132 of 845 statewide, top 19%, 518 students, 0% FRL); Owasso 6Th Grade Ctr (math 46% / reading 32%, grade F, #10 of 345 statewide, top 3%, 774 students, 0% FRL); Owasso Hs (math 34% / reading 45%, grade F, #37 of 447 statewide, top 9%, 2,986 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.9%/yr); 500 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 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.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y ago 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 $110k; list at $189k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,746 (17.1% below list)

Questions for the listing agent

1. Built in 1956 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $198,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 W 11th St	0.19mi	3/1.0	1,190 (-1%)	2mo	$190,000	$160	88
801 N Birch St	0.12mi	3/1.0	1,180 (-2%)	5mo	$174,000	$147	88
608 N Carlsbad St	0.24mi	3/1.5	1,180 (-2%)	3mo	$190,000	$161	81
602 N Atlanta St	0.16mi	3/1.5	1,272 (+6%)	1mo	$220,000	$173	80
705 N Carlsbad St	0.21mi	3/2.0	1,270 (+6%)	0mo	$230,000	$181	76
906 N Atlanta St	0.18mi	3/1.0	1,092 (-9%)	2mo	$161,200	$148	74
308 W 3rd St	0.45mi	3/1.5	1,198 (-0%)	4mo	$205,000	$171	74
302 E 14th St	0.44mi	3/2.0	1,214 (+1%)	4mo	$200,000	$165	70
308 N Beaumont St	0.38mi	3/1.0	1,104 (-8%)	4mo	$181,000	$164	65
1604 N Atlanta St	0.58mi	3/2.0	1,167 (-3%)	2mo	$195,000	$167	62
404 E 18th St	0.70mi	3/1.5	1,051 (-12%)	3mo	$189,000	$180	42
306 E 17th St	0.64mi	4/2.0 (+1)	1,369 (+14%)	3mo	$187,000	$137	35

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-30,044
• Equity at exit: $28,181

10-year hold

• IRR: -9.7%
• Equity multiple: 0.43×
• Total profit: $-30,119
• Equity at exit: $16,341

Cash invested: $52,920 (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 74055

• Rents YoY: 1.9%
• Active inventory: 500
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$991
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $36

Break-even live

Break-even rent $1,522

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $143	-5% $90	+0% $36	+5% $-17	+10% $-71
Rent	-10% $-88	-5% $-26	+0% $36	+5% $98	+10% $160
Rate	-1.0pp $131	-0.5pp $84	base $36	+0.5pp $-13	+1.0pp $-63

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 N Birch St Owasso, OK	3.0	1.0	900	$1,623	$1.80	21d	1	0.10mi
603 N Carlsbad St Unit 603A Owasso, OK	2.0	1.0	900	$1,250	$1.39	5d	1	0.22mi
603 N Carlsbad St Unit 505B Owasso, OK	2.0	1.0	900	$1,100	$1.22	25d	1	0.22mi
103 W 3rd St Owasso, OK	2.0	1.0	837	$1,299	$1.55	17d	1	0.39mi
108 N Atlanta St Unit C Owasso, OK	3.0	2.0	1500	$1,795	$1.20	21d	1	0.49mi
103 N Atlanta St Unit B Owasso, OK	3.0	2.5	1450	$1,650	$1.14	25d	1	0.52mi
8220 N 116th East Ave Owasso, OK	3.0	2.0	1202	$1,450	$1.21	3d	1	0.53mi
11697 E 83rd St N Owasso, OK	2.0–3.0	1.0–2.0	928	$1,450	$1.56	3d	12	0.56mi
8751 N 97th East Ave Owasso, OK	1.0–2.0	1.0–2.0	887	$1,195	$1.35	3d	47	0.64mi
12003 E 85th St N Owasso, OK	3.0	2.0	1425	$1,595	$1.12	25d	1	0.82mi
11502 E 94th Pl N Owasso, OK	3.0	2.0	1244	$2,195	$1.76	25d	1	1.29mi
9803 E 96th St N Owasso, OK	1.0–3.0	1.0–2.0	951	$2,092	$2.20	3d	8	1.45mi
8360 E 86th St N Owasso, OK	1.0–3.0	1.0–2.0	995	$2,634	$2.65	3d	24	1.46mi

Listing history 19 events

1. 2026-03-24
   status Pending
2. 2026-03-20
   price $189,000
3. 2026-03-16
   status Active
4. 2026-03-03
   status Pending
5. 2026-02-26
   listed $190,000 Active
6. 2020-06-17
   soldstatus $110,500
7. 2020-06-15
   soldstatus $110,500 Closed 434-char remark

   Show marketing remark (434 chars)

   Come be close to downtown Owasso, gathering on main, shops and restaurants in this charming home on a corner lot. Beautiful original hardwood floors that are well cared for and a spacious living area, make for a great home. The cute kitchen flows with the house. Enjoy cool summer nights out on the covered patio. Updated windows, 5 year old roof, 2 driveways and newer ceiling fans. Great opportunity in Owasso! New Hot Water Heater.

8. 2020-05-12
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Come be close to downtown Owasso, gathering on main, shops and restaurants in this charming home on a corner lot. Beautiful original hardwood floors that are well cared for and a spacious living area, make for a great home. The cute kitchen flows with the house. Enjoy cool summer nights out on the covered patio. Updated windows, 5 year old roof, 2 driveways and newer ceiling fans. Great opportunity in Owasso! New Hot Water Heater.

9. 2020-05-06
   status Active 434-char remark

   Show marketing remark (434 chars)

   Come be close to downtown Owasso, gathering on main, shops and restaurants in this charming home on a corner lot. Beautiful original hardwood floors that are well cared for and a spacious living area, make for a great home. The cute kitchen flows with the house. Enjoy cool summer nights out on the covered patio. Updated windows, 5 year old roof, 2 driveways and newer ceiling fans. Great opportunity in Owasso! New Hot Water Heater.

10. 2020-03-31
    status Pending 434-char remark

    Show marketing remark (434 chars)

    Come be close to downtown Owasso, gathering on main, shops and restaurants in this charming home on a corner lot. Beautiful original hardwood floors that are well cared for and a spacious living area, make for a great home. The cute kitchen flows with the house. Enjoy cool summer nights out on the covered patio. Updated windows, 5 year old roof, 2 driveways and newer ceiling fans. Great opportunity in Owasso! New Hot Water Heater.

11. 2020-03-27
    listed $115,000 Active 434-char remark

    Show marketing remark (434 chars)

    Come be close to downtown Owasso, gathering on main, shops and restaurants in this charming home on a corner lot. Beautiful original hardwood floors that are well cared for and a spacious living area, make for a great home. The cute kitchen flows with the house. Enjoy cool summer nights out on the covered patio. Updated windows, 5 year old roof, 2 driveways and newer ceiling fans. Great opportunity in Owasso! New Hot Water Heater.

12. 2016-07-01
    historical
13. 2016-06-08
    status Active
14. 2016-05-18
    status Pending
15. 2016-05-11
    listed $104,500 Active
16. 2010-04-29
    soldstatus $95,000
17. 2010-01-14
    historical
18. 2009-11-06
    listed $94,900
19. 2001-12-12
    soldstatus $69,000

ⓘ 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: $1,586 · $132/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$115/yr (+$10/mo · 7.3%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,810
• − Mortgage interest: −$10,587
• − Property taxes: −$1,586
• − Insurance: −$945
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$5,498
• Taxable loss: −$2,816
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $1,111/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: Owasso
• NCES district ID: 4023280
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $69,759
• Composite: 32.24/100
• National rank: #5771
• State rank: #25 of 270 in OK

Livability — Owasso

• Score: 78/100
• State rank: #5
• US rank: #2368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owasso, OK
• County: Tulsa County · 640,811 people
• City population: 51,381
• Metro: Tulsa, OK
• Population (ZIP): 51,381
• Household income: $87,506
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 1001.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 11% Hispanic / Latino 8% Native American 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.44%
• Current HPI: 207.781
• Rent YoY: ▲ 1.92%
• 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

+173.9% since first listed

19 events — show timeline

• 2026-03-24 Pending — MLS Technology, Inc.
• 2026-03-20 Price Changed $189,000 MLS Technology, Inc.
• 2026-03-16 Relisted — MLS Technology, Inc.
• 2026-03-03 Pending — MLS Technology, Inc.
• 2026-02-26 Listed $190,000 MLS Technology, Inc.
• 2020-06-17 Sold (Public Records) $110,500 Public Records
• 2020-06-15 Sold (MLS) $110,500 MLS Technology, Inc.
• 2020-05-12 Pending — MLS Technology, Inc.
• 2020-05-06 Relisted — MLS Technology, Inc.
• 2020-03-31 Pending — MLS Technology, Inc.
• 2020-03-27 Listed $115,000 MLS Technology, Inc.
• 2016-07-01 Listing Removed — MLS Technology, Inc.
• 2016-06-08 Relisted — MLS Technology, Inc.
• 2016-05-18 Pending — MLS Technology, Inc.
• 2016-05-11 Listed $104,500 MLS Technology, Inc.
• 2010-04-29 Sold (Public Records) $95,000 Public Records
• 2010-01-14 Listing Removed — MLS Technology, Inc.
• 2009-11-06 Listed $94,900 MLS Technology, Inc.
• 2001-12-12 Sold (Public Records) $69,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,586 · +6.8% YoY. Source: county tax records.