9415 E Sprucewood Dr · Verdigris, OK 74019

$10,000

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 8 Days on market

Built 1996

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Yay! Have you been searching for a great home? Reasonably priced? Larger lot? Well, this new listing has all of those things and so much more. Super clean, well cared for cutie! 3/2/2. Extra large backyard, with above ground pool . So many great and updated features. Some new windows, treated lawn. Bay window in dining. Patio access from master and dining. New appliances, frig stays. Desirable Verdigris School System. Come have a look at this wonderful home!

Key facts

• Laminate floors
• Fenced back yard
• Vaulted ceiling

Tags

• LAMINATE FLOORS
• FENCED BACK YARD
• NEWER APPLIANCES
• VAULTED CEILING
• NEW PAINT

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$208,332) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $10k).
• Cap rate 147.1% vs local median 4.0% in Verdigris — 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 70/100 on livability (#40 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Verdigris (rural): math 33% / reading 34% proficiency, ranked #29 of 270 in OK (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $69 of loan paydown is wiped out by about $300 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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.

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 $10,000

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
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: 15.72% ✓
• Cap rate: 147.07%
• Cash-on-cash: 502.76%
• DSCR: 23.37
• GRM: 0.5

CMA / ARV

• ARV (on-the-fly): $208,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9415 E Sprucewood Dr	0.00mi	3/2.0	1,286 (0%)	3mo	$224,450	$175	98
29412 S Eastwood Dr	0.18mi	3/2.0	1,279 (-0%)	10mo	$219,000	$171	82
9497 E Magnolia Wood Dr	0.11mi	3/2.0	1,379 (+7%)	7mo	$220,000	$160	77
24922 S Heartwood Dr	0.16mi	3/2.0	1,401 (+9%)	1mo	$185,000	$132	76
24892 S Heartwood Dr	0.13mi	3/2.0	1,404 (+9%)	12mo	$225,000	$160	69
25103 S Roselake Dr	0.43mi	3/2.0	1,202 (-6%)	10mo	$215,000	$179	60
9333 E Apple Ln	0.37mi	3/2.0	1,442 (+12%)	4mo	$223,000	$155	59
9697 E Turtle Dr	0.36mi	3/2.0	1,423 (+11%)	8mo	$219,000	$154	58
25082 S Brook Ln	0.38mi	3/2.0	1,152 (-10%)	9mo	$213,000	$185	58
9325 E 530 Rd	0.26mi	2/1.0 (-1)	1,141 (-11%)	8mo	$170,000	$149	54
9488 E Mulberry Ln	0.44mi	3/2.0	1,451 (+13%)	15mo	$235,000	$162	46
25406 S Valley Dr	0.71mi	3/2.0	1,460 (+14%)	1mo	$249,900	$171	43

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: —
• Equity multiple: 27.11×
• Total profit: $73,119
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 58.13×
• Total profit: $159,975
• Equity at exit: $865

Cash invested: $2,800 (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: 0.5×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $1,173

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 20%

Sensitivity live

Price	-10% $1,180	-5% $1,177	+0% $1,173	+5% $1,170	+10% $1,166
Rent	-10% $1,049	-5% $1,111	+0% $1,173	+5% $1,235	+10% $1,297
Rate	-1.0pp $1,178	-0.5pp $1,176	base $1,173	+0.5pp $1,171	+1.0pp $1,168

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24103 U.S. Route 66 Claremore, OK	3.0	2.0	1203	$1,450	$1.21	2d	1	0.84mi

Listing history 6 events

1. 2026-06-15
   days on market $10,000 Active 8 DOM
2. 2026-06-13
   days on market $10,000 Active 6 DOM
3. 2026-06-10
   days on market $10,000 Active 3 DOM
4. 2026-06-09
   days on market $10,000 Active 2 DOM
5. 2026-06-08
   remarks 195-char remark
6. 2026-06-08
   listed $10,000 Active 1 DOM

ⓘ 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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,869
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$291
• Taxable income: $14,799
• Est. tax owed @ 24.0%: −$3,552
• After-tax cash flow: $10,526/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: Verdigris
• NCES district ID: 4031110
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $67,371
• Composite: 30.77/100
• National rank: #6156
• State rank: #29 of 270 in OK

Livability — Verdigris

• Score: 70/100
• State rank: #40
• US rank: #7775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Verdigris, OK
• County: Rogers County · 50,229 people
• 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

-84.6% since first listed

13 events — show timeline

• 2026-06-08 Listed $10,000 FSBO.com
• 2026-03-30 Sold (Public Records) $224,500 Public Records
• 2026-03-25 Sold (MLS) $224,450 MLS Technology, Inc.
• 2026-02-09 Pending — MLS Technology, Inc.
• 2026-02-06 Listed $224,450 MLS Technology, Inc.
• 2013-07-12 Sold (Public Records) $109,500 Public Records
• 2013-07-11 Sold (MLS) $109,400 MLS Technology, Inc.
• 2013-06-17 Listing Removed — MLS Technology, Inc.
• 2013-04-09 Listed $107,900 MLS Technology, Inc.
• 2005-12-31 Listing Removed — MLS Technology, Inc.
• 2005-06-30 Listed $104,500 MLS Technology, Inc.
• 2003-05-01 Sold (Public Records) $97,500 Public Records
• 1996-12-01 Sold (Public Records) $65,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,376 · +12.5% YoY. Source: county tax records.