8410 S 49th West Ave · Sapulpa, OK 74131

$199,900

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 7 Days on market

Built 1981 1.21 ac lot Est $265k · 25% under

---

Why this score? — see what drove the B 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• Appreciation +7.7/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Minutes to Tulsa Hills Mall. Corner lot, fenced, pond, 1 acre m/l, 3 bedrooms, 2 baths, 2 car garage. Newer carpet, paint, appliances & countertop. Seller offering 13 month HWA Home Warranty.

Key facts

• Pond
• Spacious workshop
• 1 acre

Tags

• 1 ACRE
• POND
• SPACIOUS WORKSHOP
• HIGHLY DESIRABLE LOCATION
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

Property features AI

Finance

• HOA & community: Community features include gutters and sidewalks

Exterior

• Parking: Attached garage; Garage faces side; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Septic tank; Rural water
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Landscaped yard; Rain gutters; Covered patio and porch; Porch; Workshop; Chain link fencing; Corner lot with mature trees, pond on lot, wooded

Interior

• Kitchen: Country-style kitchen; Dishwasher; Microwave; Oven; Range; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Bedroom with walk-in closet (First floor); Bedroom without bath with walk-in closet (First floor); Additional bedroom (First floor)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Hall bathroom with bathtub (First floor); Master bathroom with bathtub (First floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl insulated windows; Insulated doors with storm door(s); Accessible doors; Laminate counters; Ceiling fan(s); Electric oven and range connections
• Laundry & utility: Utility room inside (First floor); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.4% vs local median 2.8% in Sapulpa — 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 67/100 on livability (#88 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Sapulpa (suburban): math 23% / reading 24% proficiency, ranked #129 of 270 in OK (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.5% local appreciation)).
• At projected returns (5.5% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $134k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $265,490
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8410 S 49th West Ave	0.00mi	3/2.0	1,390 (0%)	0mo	$200,000	$144	100
5418 W 85th St S	0.33mi	3/2.0	1,490 (+7%)	20mo	$285,000	$191	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.50×
• Total profit: $84,181
• Equity at exit: $119,237

10-year hold

• IRR: 22.4%
• Equity multiple: 5.00×
• Total profit: $223,847
• Equity at exit: $210,888

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 74131

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $511

Break-even live

Break-even rent $1,603

Max offer price $199,900

Occupancy floor 72%

Sensitivity live

Price	-10% $624	-5% $568	+0% $511	+5% $454	+10% $398
Rent	-10% $333	-5% $422	+0% $511	+5% $600	+10% $689
Rate	-1.0pp $612	-0.5pp $562	base $511	+0.5pp $459	+1.0pp $406

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Redbud Ln Tulsa, OK	3.0	2.5	1708	$2,250	$1.32	2d	5	1.00mi

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $199,900 Active
3. 2009-11-06
   soldstatus $134,000
4. 2009-10-27
   soldstatus $134,000 197-char remark

   Show marketing remark (197 chars)

   Minutes to Tulsa Hills Mall. Corner lot, fenced, pond, 1 acre m/l, 3 bedrooms, 2 baths, 2 car garage. Newer carpet, paint, appliances & countertop. Seller offering 13 month HWA Home Warranty.

5. 2009-10-01
   historical 197-char remark

   Show marketing remark (197 chars)

   Minutes to Tulsa Hills Mall. Corner lot, fenced, pond, 1 acre m/l, 3 bedrooms, 2 baths, 2 car garage. Newer carpet, paint, appliances & countertop. Seller offering 13 month HWA Home Warranty.

6. 2009-09-15
   listed $135,000 197-char remark

   Show marketing remark (197 chars)

   Minutes to Tulsa Hills Mall. Corner lot, fenced, pond, 1 acre m/l, 3 bedrooms, 2 baths, 2 car garage. Newer carpet, paint, appliances & countertop. Seller offering 13 month HWA Home Warranty.

7. 1997-09-11
   historical
8. 1997-09-02
   soldstatus $97,500
9. 1997-03-25
   listed $97,500

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$180/yr (+$15/mo · 11.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $27,000
• − Mortgage interest: −$11,198
• − Property taxes: −$1,619
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$5,815
• Taxable income: $3,049
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $5,400/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: Sapulpa
• NCES district ID: 4026910
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $44,536
• Composite: 20.29/100
• National rank: #8616
• State rank: #129 of 270 in OK

Livability — Sapulpa

• Score: 67/100
• State rank: #88
• US rank: #10676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 32,292
• Population (ZIP): 2,317

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 13% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 231.6145
• Rent YoY: —
• Metro: —
• 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

9 events — show timeline

• 2026-04-29 Pending — MLS Technology, Inc.
• 2026-04-22 Listed $199,900 MLS Technology, Inc.
• 2009-11-06 Sold (Public Records) $134,000 Public Records
• 2009-10-27 Sold (MLS) $134,000 MLS Technology, Inc.
• 2009-10-01 Listing Removed — MLS Technology, Inc.
• 2009-09-15 Listed $135,000 MLS Technology, Inc.
• 1997-09-11 Listing Removed — MLS Technology, Inc.
• 1997-09-02 Sold (Public Records) $97,500 Public Records
• 1997-03-25 Listed $97,500 MLS Technology, Inc.

Property tax history

+0.5%/yr

Latest (2025): $1,619 · +0.1% YoY. Source: county tax records.