10728 S 276th EastAvenue · Coweta, OK 74014

$296,650

4 bd · 2.0 ba · 1,729 sqft · SingleFamily · 138 Days on market

Built 2025 Good condition 7,223 sqft lot 2-car garage $172/sqft · 9% below area Est $325k · 9% under $25/mo HOA · 1% of rent

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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).

• ARV discount +11.5/15.0
• Cash flow +7.6/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +3.0/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This 4 bed, 2 bath 1729 (BP) square foot floor plan is ready to be filled with your family and friends! Connect with nature in this floor plan thanks to the cozy covered back patio just off the open concept family, dining, and kitchen area. Available space is truly maximized in this home with a kitchen pantry and dedicated laundry space, just off the oversized primary suite closet.

Key facts

• Kitchen pantry
• Covered back patio
• 7,223 sq ft lot

Tags

• COVERED BACK PATIO
• KITCHEN PANTRY
• DEDICATED LAUNDRY SPACE
• OVERSIZED PRIMARY SUITE CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $297k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (26.6% below list).
• Recommended offer: $218k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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); 1022 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 $9k 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 138 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,594 (26.6% 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 138 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 11.4

CMA / ARV

• ARV (median comp): $325,421
• List price: $296,650
• Delta: -8.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10738 S 275th EastAvenue	0.07mi	4/2.0	1,729 (0%)	1mo	$286,525	$166	96
10710 S 275th EastAvenue S	0.07mi	3/2.0 (-1)	1,726 (-0%)	1mo	$307,268	$178	91
27229 E 109th St S	0.15mi	4/2.0	1,655 (-4%)	1mo	$279,900	$169	85
27785 E 109th Pl S	0.11mi	3/2.0 (-1)	1,661 (-4%)	1mo	$327,000	$197	83
10803 S 274th EastAvenue	0.24mi	3/2.0 (-1)	1,714 (-1%)	2mo	$310,093	$181	80
10808 S 274th Ave E	0.24mi	3/2.0 (-1)	1,766 (+2%)	0mo	$306,471	$174	80
27495 E 107th St S	0.31mi	3/2.0 (-1)	1,734 (+0%)	1mo	$297,103	$171	79
27765 E 109th Pl S	0.12mi	3/2.0 (-1)	1,875 (+8%)	0mo	$339,900	$181	75
10718 S 275th EastAvenue	0.07mi	4/2.0	1,950 (+13%)	2mo	$330,364	$169	74
10721 S 281st EastAvenue	0.40mi	3/2.0 (-1)	1,693 (-2%)	1mo	$327,000	$193	72
27173 E 109th St S	0.15mi	3/2.0 (-1)	1,554 (-10%)	1mo	$264,990	$171	71
27455 E 107th St S	0.31mi	4/2.0	1,950 (+13%)	2mo	$315,563	$162	63

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: -26.0%
• Equity multiple: 0.13×
• Total profit: $-72,611
• Equity at exit: $44,231

10-year hold

• IRR: -25.9%
• Equity multiple: -0.20×
• Total profit: $-99,936
• Equity at exit: $25,649

Cash invested: $83,062 (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: 57 active · 38 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $312,476 ($175/sqft)
• Median days on market: 146 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +7.3% vs 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: 1022
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,556
• Tax est. 1.5%: −$371 /mo · $4,450/yr
• Insurance: −$124
• HOA: −$25
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-356

Break-even live

Break-even rent $2,627

Max offer price $245,123

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-254	+0% $-356	+5% $-459	+10% $-561
Rent	-10% $-528	-5% $-442	+0% $-356	+5% $-270	+10% $-184
Rate	-1.0pp $-207	-0.5pp $-281	base $-356	+0.5pp $-433	+1.0pp $-511

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: $74,162
• Closing costs: $8,900
• 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	111d	1	1.28mi
12287 S 269th East Ave Coweta, OK	3.0	2.0	1230	$1,650	$1.34	76d	1	1.39mi

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association (annual fee)Association fee: $300 annuallyCommunity amenities include park and poolCommunity features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)No safety shelter
• Utilities: Cable availableElectricity availableNatural gas availablePublic waterPublic sewer
• Home design: Single-storyFaces eastSlab foundationHas home warranty
• Construction: Brick and wood frame constructionAsphalt/fiberglass roofBuilt by builder
• Exterior features: Sprinkler/irrigation systemRain guttersCovered patio

Interior

• Kitchen: Convection ovenDishwasherDisposalMicrowaveOvenRangeStove
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: AtticHigh speed internetQuartz countersStone countersCable TVCeiling fansGas range connectionVinyl windows
• Laundry & utility: Washer hookupElectric dryer hookupElectric water heater

Listing history 50 events

1. 2026-09-23
   days on market $296,650 Active 138 DOM
2. 2026-09-22
   days on market $296,650 Active 137 DOM
3. 2026-09-21
   days on market $296,650 Active 136 DOM
4. 2026-09-20
   days on market $296,650 Active 135 DOM
5. 2026-09-19
   days on market $296,650 Active 134 DOM
6. 2026-09-18
   days on market $296,650 Active 133 DOM
7. 2026-09-17
   days on market $296,650 Active 132 DOM
8. 2026-09-16
   days on market $296,650 Active 131 DOM
9. 2026-09-15
   days on market $296,650 Active 130 DOM
10. 2026-09-14
    days on market $296,650 Active 129 DOM
11. 2026-09-13
    days on market $296,650 Active 128 DOM
12. 2026-09-12
    days on market $296,650 Active 127 DOM
13. 2026-09-11
    days on market $296,650 Active 126 DOM
14. 2026-09-05
    days on market $296,650 Active 120 DOM
15. 2026-09-04
    days on market $296,650 Active 119 DOM
16. 2026-09-03
    days on market $296,650 Active 118 DOM
17. 2026-08-31
    days on market $296,650 Active 115 DOM
18. 2026-08-29
    days on market $296,650 Active 113 DOM
19. 2026-08-28
    days on market $296,650 Active 112 DOM
20. 2026-08-27
    days on market $296,650 Active 111 DOM
21. 2026-08-26
    pricedays on market $296,650 Active 110 DOM
22. 2026-08-25
    days on market $292,450 Active 109 DOM
23. 2026-08-24
    days on market $292,450 Active 108 DOM
24. 2026-08-23
    days on market $292,450 Active 107 DOM
25. 2026-08-22
    days on market $292,450 Active 106 DOM
26. 2026-08-21
    days on market $292,450 Active 105 DOM
27. 2026-08-20
    days on market $292,450 Active 104 DOM
28. 2026-08-19
    days on market $292,450 Active 103 DOM
29. 2026-08-18
    days on market $292,450 Active 102 DOM
30. 2026-08-17
    days on market $292,450 Active 101 DOM
31. 2026-08-16
    days on market $292,450 Active 100 DOM
32. 2026-08-15
    days on market $292,450 Active 99 DOM
33. 2026-08-14
    days on market $292,450 Active 98 DOM
34. 2026-08-13
    days on market $292,450 Active 97 DOM
35. 2026-08-12
    days on market $292,450 Active 96 DOM
36. 2026-08-11
    days on market $292,450 Active 95 DOM
37. 2026-08-10
    days on market $292,450 Active 94 DOM
38. 2026-08-09
    days on market $292,450 Active 93 DOM
39. 2026-08-08
    days on market $292,450 Active 92 DOM
40. 2026-08-07
    days on market $292,450 Active 91 DOM
41. 2026-08-06
    days on market $292,450 Active 90 DOM
42. 2026-08-05
    days on market $292,450 Active 89 DOM
43. 2026-08-04
    days on market $292,450 Active 88 DOM
44. 2026-08-03
    days on market $292,450 Active 87 DOM
45. 2026-08-01
    days on market $292,450 Active 84 DOM
46. 2026-07-30
    days on market $292,450 Active 82 DOM
47. 2026-07-28
    days on market $292,450 Active 81 DOM
48. 2026-07-26
    days on market $292,450 Active 79 DOM
49. 2026-07-24
    days on market $292,450 Active 77 DOM
50. 2026-07-23
    days on market $292,450 Active 76 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: −$16,617
• − Property taxes: −$4,450
• − Insurance: −$1,483
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$300
• − Depreciation: −$8,630
• Taxable loss: −$9,546
• Est. tax savings @ 24.0%: +$2,291
• After-tax cash flow: $-1,982/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 · 1 photo

Good 80/100 None rehab

This move-in-ready home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and functionality ↑
• Both New kitchen appliances — Upgrades the kitchen and adds value ↑
• Both New bathroom fixtures — Enhances the bathrooms and adds value ↑

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

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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%

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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%

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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

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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 (annual fee)Association fee: $300 annuallyCommunity amenities include park and poolCommunity features include gutters and sidewalks

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)No safety shelter
• Utilities: Cable availableElectricity availableNatural gas availablePublic waterPublic sewer
• Home design: Single-storyFaces eastSlab foundationHas home warranty
• Construction: Brick and wood frame constructionAsphalt/fiberglass roofBuilt by builder
• Exterior features: Sprinkler/irrigation systemRain guttersCovered patio

Interior

• Kitchen: Convection ovenDishwasherDisposalMicrowaveOvenRangeStove
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central air conditioning
• Interior features: AtticHigh speed internetQuartz countersStone countersCable TVCeiling fansGas range connectionVinyl windows
• Laundry & utility: Washer hookupElectric dryer hookupElectric water heater

Price history

+0.8% since first listed

3 events — show timeline

• 2026-06-08 Price Changed $292,450 MLS Technology, Inc.
• 2026-05-22 Price Changed $291,468 MLS Technology, Inc.
• 2026-05-08 Listed $290,158 MLS Technology, Inc.