10968 S 250th EastAvenue · Coweta, OK 74014

$246,900

3 bd · 2.0 ba · 1,456 sqft · Land public records · 39 Days on market

Built 1994 0.59 ac lot

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! Updated 3 bed/2 bath home on large . 59 acre lot in Broken Arrow School District! Qualifies for 100% RD financing. Remodeled bathrooms. Updated kitchen w/ one-of-a-kind bar top counters. New interior paint, fixtures, hinges/knobs throughout. MUST SEE!

Key facts

• Full acre
• Bar seating
• Mature trees

Tags

• FULL ACRE
• MATURE TREES
• BAR SEATING
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $247k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (23.3% below list).
• Recommended offer: $189k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% in Coweta — 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 68/100 on livability (#73 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Broken Arrow (suburban): math 23% / reading 28% proficiency, ranked #79 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.1%/yr); 652 active listings in the ZIP; 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 $7k 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 39 days — a 3% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 33y 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 $155k; list at $247k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $189,377 (23.3% 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 39 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-47,358
• Equity at exit: $36,814

10-year hold

• IRR: -14.5%
• Equity multiple: 0.20×
• Total profit: $-55,391
• Equity at exit: $21,347

Cash invested: $69,132 (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 74014

• Rents YoY: 2.1%
• Active inventory: 652
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-89

Break-even live

Break-even rent $2,006

Max offer price $231,254

Occupancy floor 100%

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: $61,725
• Closing costs: $7,407
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-04-07
   status Pending
2. 2026-04-02
   price $246,900
3. 2026-03-23
   price $248,900
4. 2026-03-19
   price $238,900
5. 2026-02-26
   listed $249,900 Active
6. 2026-02-24
   historical
7. 2026-02-19
   listed $249,900 Active
8. 2018-10-03
   soldstatus $155,000
9. 2018-09-28
   soldstatus $154,600 Closed 256-char remark

   Show marketing remark (256 chars)

   WOW! Updated 3 bed/2 bath home on large . 59 acre lot in Broken Arrow School District! Qualifies for 100% RD financing. Remodeled bathrooms. Updated kitchen w/ one-of-a-kind bar top counters. New interior paint, fixtures, hinges/knobs throughout. MUST SEE!

10. 2018-08-25
    status Pending 256-char remark

    Show marketing remark (256 chars)

    WOW! Updated 3 bed/2 bath home on large . 59 acre lot in Broken Arrow School District! Qualifies for 100% RD financing. Remodeled bathrooms. Updated kitchen w/ one-of-a-kind bar top counters. New interior paint, fixtures, hinges/knobs throughout. MUST SEE!

11. 2018-08-21
    listed $149,900 Active 256-char remark

    Show marketing remark (256 chars)

    WOW! Updated 3 bed/2 bath home on large . 59 acre lot in Broken Arrow School District! Qualifies for 100% RD financing. Remodeled bathrooms. Updated kitchen w/ one-of-a-kind bar top counters. New interior paint, fixtures, hinges/knobs throughout. MUST SEE!

12. 2012-07-10
    soldstatus $122,000
13. 2012-06-22
    soldstatus $122,000
14. 2012-05-16
    historical
15. 2012-03-15
    listed $119,900
16. 2012-03-10
    historical
17. 2011-09-09
    listed $124,900
18. 2011-08-31
    historical
19. 2011-08-05
    listed $128,900
20. 2008-12-19
    soldstatus $112,000
21. 2008-12-12
    soldstatus $112,000
22. 2008-11-17
    historical
23. 2008-11-07
    historical
24. 2008-11-06
    listed $125,000
25. 2008-05-06
    listed $125,000
26. 2008-05-02
    historical
27. 2007-10-30
    listed $125,000
28. 2006-08-24
    soldstatus $117,000
29. 2006-03-17
    soldstatus $83,100
30. 2006-01-17
    historical
31. 2006-01-06
    listed $87,000
32. 2003-01-29
    historical
33. 2002-11-07
    historical
34. 2002-11-07
    listed $105,500
35. 2002-08-06
    listed $105,500
36. 2002-08-06
    historical
37. 2002-07-22
    listed $103,500
38. 2002-07-22
    historical
39. 2002-05-29
    listed $103,500
40. 2000-11-06
    soldstatus $89,900
41. 2000-10-20
    historical
42. 2000-10-17
    soldstatus $90,000
43. 2000-10-14
    historical
44. 2000-10-13
    listed $89,900
45. 2000-04-13
    historical
46. 2000-04-13
    listed $89,900
47. 1999-10-13
    listed $99,900
48. 1997-10-20
    soldstatus $89,000
49. 1997-10-19
    soldstatus $89,000
50. 1997-09-26
    historical

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,725
• − Mortgage interest: −$13,830
• − Property taxes: −$2,244
• − Insurance: −$1,234
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$7,183
• Taxable loss: −$5,402
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $234/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: Broken Arrow
• NCES district ID: 4005490
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $64,646
• Composite: 23.86/100
• National rank: #7801
• State rank: #79 of 270 in OK

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

• County: Wagoner County · 61,834 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: 289.0

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%

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%

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

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+269.1% since first listed

52 events — show timeline

• 2026-04-07 Pending — MLS Technology, Inc.
• 2026-04-02 Price Changed $246,900 MLS Technology, Inc.
• 2026-03-23 Price Changed $248,900 MLS Technology, Inc.
• 2026-03-19 Price Changed $238,900 MLS Technology, Inc.
• 2026-02-26 Listed $249,900 MLS Technology, Inc.
• 2026-02-24 Listing Removed — MLS Technology, Inc.
• 2026-02-19 Listed $249,900 MLS Technology, Inc.
• 2018-10-03 Sold (Public Records) $155,000 Public Records
• 2018-09-28 Sold (MLS) $154,600 MLS Technology, Inc.
• 2018-08-25 Pending — MLS Technology, Inc.
• 2018-08-21 Listed $149,900 MLS Technology, Inc.
• 2012-07-10 Sold (Public Records) $122,000 Public Records
• 2012-06-22 Sold (MLS) $122,000 MLS Technology, Inc.
• 2012-05-16 Listing Removed — MLS Technology, Inc.
• 2012-03-15 Listed $119,900 MLS Technology, Inc.
• 2012-03-10 Listing Removed — MLS Technology, Inc.
• 2011-09-09 Listed $124,900 MLS Technology, Inc.
• 2011-08-31 Listing Removed — MLS Technology, Inc.
• 2011-08-05 Listed $128,900 MLS Technology, Inc.
• 2008-12-19 Sold (Public Records) $112,000 Public Records
• 2008-12-12 Sold (MLS) $112,000 MLS Technology, Inc.
• 2008-11-17 Listing Removed — MLS Technology, Inc.
• 2008-11-07 Listing Removed — MLS Technology, Inc.
• 2008-11-06 Listed $125,000 MLS Technology, Inc.
• 2008-05-06 Listed $125,000 MLS Technology, Inc.
• 2008-05-02 Listing Removed — MLS Technology, Inc.
• 2007-10-30 Listed $125,000 MLS Technology, Inc.
• 2006-08-24 Sold (Public Records) $117,000 Public Records
• 2006-03-17 Sold (MLS) $83,100 MLS Technology, Inc.
• 2006-01-17 Listing Removed — MLS Technology, Inc.
• 2006-01-06 Listed $87,000 MLS Technology, Inc.
• 2003-01-29 Listing Removed — MLS Technology, Inc.
• 2002-11-07 Listed $105,500 MLS Technology, Inc.
• 2002-11-07 Listing Removed — MLS Technology, Inc.
• 2002-08-06 Listing Removed — MLS Technology, Inc.
• 2002-08-06 Listed $105,500 MLS Technology, Inc.
• 2002-07-22 Listing Removed — MLS Technology, Inc.
• 2002-07-22 Listed $103,500 MLS Technology, Inc.
• 2002-05-29 Listed $103,500 MLS Technology, Inc.
• 2000-11-06 Sold (MLS) $89,900 MLS Technology, Inc.
• 2000-10-20 Listing Removed — MLS Technology, Inc.
• 2000-10-17 Sold (Public Records) $90,000 Public Records
• 2000-10-14 Listing Removed — MLS Technology, Inc.
• 2000-10-13 Listed $89,900 MLS Technology, Inc.
• 2000-04-13 Listed $89,900 MLS Technology, Inc.
• 2000-04-13 Listing Removed — MLS Technology, Inc.
• 1999-10-13 Listed $99,900 MLS Technology, Inc.
• 1997-10-20 Sold (MLS) $89,000 MLS Technology, Inc.
• 1997-10-19 Sold (Public Records) $89,000 Public Records
• 1997-09-26 Listing Removed — MLS Technology, Inc.
• 1997-08-23 Listed $92,900 MLS Technology, Inc.
• 1993-09-28 Listed $66,900 MLS Technology, Inc.

Property tax history

+4.6%/yr

Latest (2025): $2,244 · +4.6% YoY. Source: county tax records.