411 N Muskogee Ave · Claremore, OK 74017

$135,000

2 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 25 Days on market

Built 1950 6,681 sqft lot Est $202k · 33% under

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

Key facts

• 6,681 sq ft lot
• Built 1950
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $129k (4.2% below list).
• Recommended offer: $129k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 $933 of loan paydown is wiped out by about $4k 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 25 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 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 $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,296 (4.2% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $202,014
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 N Muskogee Ave	0.00mi	2/2.0	1,566 (0%)	0mo	$122,500	$78	100
104 W 7th St	0.14mi	3/2.0 (+1)	1,415 (-10%)	2mo	$75,000	$53	71
201 W 9th St	0.18mi	2/1.0	1,430 (-9%)	11mo	$179,900	$126	64
521 S Chickasaw Ave	0.55mi	3/2.0 (+1)	1,512 (-3%)	10mo	$195,000	$129	56
1008 N Cherokee Ave	0.43mi	2/1.0	1,451 (-7%)	12mo	$163,000	$112	54
103 E 12th Pl	0.48mi	3/2.0 (+1)	1,420 (-9%)	6mo	$247,000	$174	52
426 E Will Rogers Blvd	0.52mi	3/2.0 (+1)	1,414 (-10%)	4mo	$268,000	$190	52
302 E 12th St	0.53mi	3/2.0 (+1)	1,369 (-13%)	0mo	$200,000	$146	49
522 E 6th St	0.55mi	2/2.0	1,354 (-14%)	5mo	$200,000	$148	47
1222 N Cherrington Ave	0.65mi	3/1.0 (+1)	1,614 (+3%)	10mo	$187,500	$116	47
517 E 6th St	0.56mi	3/1.5 (+1)	1,404 (-10%)	10mo	$210,000	$150	41
305 E Falletti Ave	0.66mi	3/2.0 (+1)	1,332 (-15%)	6mo	$168,799	$127	34

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,138
• Equity at exit: $20,129

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,792
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $193

Break-even live

Break-even rent $1,049

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-27
   status Pending
2. 2026-04-02
   listed $135,000 Active
3. 2024-01-19
   historical
4. 2023-12-28
   price $129,000
5. 2023-11-06
   listed $140,000 Active
6. 2021-08-24
   soldstatus $65,000
7. 2021-08-17
   soldstatus $65,000 Closed 168-char remark

   Show marketing remark (168 chars)

   Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

8. 2021-07-15
   status Pending 168-char remark

   Show marketing remark (168 chars)

   Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

9. 2021-07-14
   price $65,000 168-char remark

   Show marketing remark (168 chars)

   Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

10. 2021-07-14
    status Active 168-char remark

    Show marketing remark (168 chars)

    Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

11. 2021-07-09
    status Pending 168-char remark

    Show marketing remark (168 chars)

    Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

12. 2021-07-06
    status Active 168-char remark

    Show marketing remark (168 chars)

    Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

13. 2021-07-04
    status Pending 168-char remark

    Show marketing remark (168 chars)

    Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

14. 2021-05-30
    price $75,000 168-char remark

    Show marketing remark (168 chars)

    Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

15. 2021-04-27
    listed $80,000 Active 168-char remark

    Show marketing remark (168 chars)

    Rarely found duplex in Old Town Claremore area. Comfortably priced for investors to start right off with income. Needs some TLC & has potential to be really nice.

16. 2009-08-21
    historical
17. 2009-05-05
    listed $69,500
18. 2005-12-13
    soldstatus $61,000

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$441/yr (+$37/mo · 57.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,516
• − Mortgage interest: −$7,562
• − Property taxes: −$774
• − Insurance: −$675
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,927
• Taxable income: $95
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,290/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

+121.3% since first listed

18 events — show timeline

• 2026-04-27 Pending — MLS Technology, Inc.
• 2026-04-02 Listed $135,000 MLS Technology, Inc.
• 2024-01-19 Listing Removed — MLS Technology, Inc.
• 2023-12-28 Price Changed $129,000 MLS Technology, Inc.
• 2023-11-06 Listed $140,000 MLS Technology, Inc.
• 2021-08-24 Sold (Public Records) $65,000 Public Records
• 2021-08-17 Sold (MLS) $65,000 MLS Technology, Inc.
• 2021-07-15 Pending — MLS Technology, Inc.
• 2021-07-14 Price Changed $65,000 MLS Technology, Inc.
• 2021-07-14 Relisted — MLS Technology, Inc.
• 2021-07-09 Pending — MLS Technology, Inc.
• 2021-07-06 Relisted — MLS Technology, Inc.
• 2021-07-04 Pending — MLS Technology, Inc.
• 2021-05-30 Price Changed $75,000 MLS Technology, Inc.
• 2021-04-27 Listed $80,000 MLS Technology, Inc.
• 2009-08-21 Listing Removed — MLS Technology, Inc.
• 2009-05-05 Listed $69,500 MLS Technology, Inc.
• 2005-12-13 Sold (Public Records) $61,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $774 · +5.0% YoY. Source: county tax records.