614 W 20th St S · Claremore, OK 74019

$185,000

3 bd · 2.0 ba · 1,455 sqft · SingleFamily public records · 37 Days on market

Built 1993 6,927 sqft lot Est $242k · 23% under

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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 +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is it! Beautifully maintained, move in ready. Landscaped with gorgeous plantings & roses. Newer neutral carpet, all appliances stay (includes refrigerator and washer & dryer). Florida room heated/cooled.

Key facts

• Full brick
• Newer roof
• Sun room

Tags

• FULL BRICK
• NEWER ROOF
• SUN ROOM
• SPLIT PLAN

Property features AI

Finance

• HOA & community: Sidewalks; Gutters (community feature)

Exterior

• Parking: Attached garage; 2-car garage
• Security: Leased security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Phone available
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Brick, HardiPlank type and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered, enclosed patio/porch; Concrete driveway; Rain gutters; Privacy fencing

Interior

• Kitchen: Kitchen with island; Gas range and gas oven connections; Oven; Range; Dishwasher; Disposal
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Additional bedroom with walk-in closet (First floor); Additional bedroom with walk-in closet (First floor); Bonus room (First floor)
• Flooring: Carpet; Tile
• Bathrooms: Master bath with double sinks and full bath (First floor); Hall bath with bathtub, double sink and full bath (First floor); Total of 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air; Programmable thermostat
• Interior features: High ceilings with vaulted areas; Ceiling fans; Ceramic and laminate counters; High-speed internet available; Storm door(s); Vinyl windows
• Laundry & utility: Inside utility room (First floor); Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $14 ($162/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 $164k (11.6% below list).
• Recommended offer: $164k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 118 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 37 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $115k; list at $185k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,546 (11.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $241,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 W 19th St S	0.06mi	3/2.0	1,333 (-8%)	4mo	$162,500	$122	80
604 W 20th St S	0.06mi	3/2.0	1,333 (-8%)	4mo	$205,000	$154	80
1100 Colhurst Ln	0.29mi	3/2.0	1,557 (+7%)	1mo	$260,000	$167	74
2102 S Missouri Pl	0.16mi	3/2.5	1,262 (-13%)	3mo	$212,000	$168	66
2107 S Lakin Ln	0.43mi	3/2.0	1,337 (-8%)	7mo	$229,215	$171	60
116 W 11th St	0.52mi	3/2.5	1,348 (-7%)	2mo	$229,000	$170	59
2001 S Lubbock Dr	0.40mi	4/2.0 (+1)	1,620 (+11%)	1mo	$238,000	$147	57
1105 W Lawton Rd	0.54mi	3/2.0	1,337 (-8%)	6mo	$221,550	$166	56
1008 W Lawton Rd	0.49mi	3/2.0	1,301 (-11%)	6mo	$219,700	$169	54
117 W 9th Pl S	0.59mi	3/2.0	1,240 (-15%)	1mo	$205,000	$165	47
1007 S Choctaw Pl	0.70mi	4/1.5 (+1)	1,350 (-7%)	2mo	$189,000	$140	47
1004 W Lawton Rd	0.58mi	4/2.0 (+1)	1,613 (+11%)	6mo	$237,615	$147	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-29,092
• Equity at exit: $27,584

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-24,124
• Equity at exit: $15,995

Cash invested: $51,800 (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 74019

• Home prices YoY: -13.2%
• Active inventory: 118
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $14

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 94%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 S Cherokee Ave Claremore, OK	3.0	2.0	1240	$1,500	$1.21	10d	1	0.01mi
1307 W Missouri Ave Claremore, OK	4.0	2.0	1853	$1,975	$1.07	23d	1	0.47mi
2000 Frederick Rd Claremore, OK	1.0–2.0	1.0–2.0	762	$1,055	$1.38	1d	1	0.70mi
2500 Frederick Rd Claremore, OK	2.0	2.0	908	$1,113	$1.23	1d	3	1.03mi
2000 Hilltop Ln Claremore, OK	2.0	1.5	972	$1,000	$1.03	1d	1	1.15mi
317 E Will Rogers Blvd Claremore, OK	2.0	2.0	996	$1,475	$1.48	10d	1	1.40mi
318 E Will Rogers Blvd Claremore, OK	2.0	1.0	1028	$1,300	$1.26	10d	1	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $185,000 Active 37 DOM
2. 2026-06-17
   price $185,000 Active 36 DOM
3. 2026-06-17
   days on market $189,999 Active 36 DOM
4. 2026-06-16
   days on market $189,999 Active 35 DOM
5. 2026-06-15
   days on market $189,999 Active 34 DOM
6. 2026-06-13
   days on market $189,999 Active 32 DOM
7. 2026-06-10
   days on market $189,999 Active 29 DOM
8. 2026-06-09
   days on market $189,999 Active 28 DOM
9. 2026-06-08
   days on market $189,999 Active 27 DOM
10. 2026-06-07
    days on market $189,999 Active 26 DOM
11. 2026-06-05
    days on market $189,999 Active 23 DOM
12. 2026-06-03
    days on market $189,999 Active 22 DOM
13. 2026-06-02
    days on market $189,999 Active 21 DOM
14. 2026-06-01
    days on market $189,999 Active 20 DOM
15. 2026-05-31
    days on market $189,999 Active 19 DOM
16. 2026-05-14
    status Active
17. 2026-04-16
    historical
18. 2026-04-14
    listed $189,999 Active
19. 2013-07-08
    soldstatus $115,000
20. 2013-06-24
    soldstatus $115,000 220-char remark

    Show marketing remark (220 chars)

    This is it! Beautifully maintained, move in ready. Landscaped with gorgeous plantings & roses. Newer neutral carpet, all appliances stay (includes refrigerator and washer & dryer). Florida room heated/cooled.

21. 2013-06-03
    historical 220-char remark

    Show marketing remark (220 chars)

    This is it! Beautifully maintained, move in ready. Landscaped with gorgeous plantings & roses. Newer neutral carpet, all appliances stay (includes refrigerator and washer & dryer). Florida room heated/cooled.

22. 2013-05-17
    listed $115,000 220-char remark

    Show marketing remark (220 chars)

    This is it! Beautifully maintained, move in ready. Landscaped with gorgeous plantings & roses. Newer neutral carpet, all appliances stay (includes refrigerator and washer & dryer). Florida room heated/cooled.

23. 2000-07-01
    soldstatus $88,000
24. 1996-11-01
    soldstatus $72,500
25. 1994-05-01
    soldstatus $68,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 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: $19,626
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$5,382
• Taxable loss: −$2,959
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $872/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): 21,023
• Household income: $84,342
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 150.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 11% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

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: ▼ -32.22%
• Current HPI: 210.9691
• Rent YoY: —
• 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

+177.4% since first listed

10 events — show timeline

• 2026-05-14 Relisted — MLS Technology, Inc.
• 2026-04-16 Listing Removed — MLS Technology, Inc.
• 2026-04-14 Listed $189,999 MLS Technology, Inc.
• 2013-07-08 Sold (Public Records) $115,000 Public Records
• 2013-06-24 Sold (MLS) $115,000 MLS Technology, Inc.
• 2013-06-03 Listing Removed — MLS Technology, Inc.
• 2013-05-17 Listed $115,000 MLS Technology, Inc.
• 2000-07-01 Sold (Public Records) $88,000 Public Records
• 1996-11-01 Sold (Public Records) $72,500 Public Records
• 1994-05-01 Sold (Public Records) $68,500 Public Records

Property tax history

-32.3%/yr

Latest (2018): $230 · -78.9% YoY. Source: county tax records.