807 N Ash St · Owasso, OK 74055

$156,100

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 81 Days on market

Built 1956 8,370 sqft lot Est $166k · 6% 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 +20.0/30.0
• ARV discount +10.2/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For statistical purposes only.

Key facts

• 8,370 sq ft lot
• Built 1956
• Listed 81 days

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home
• Construction: Built using wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built from public records
• Exterior features: Covered porch; Shed/storage; Chain link fencing; Mature trees on lot; Faces west

Interior

• Kitchen: Eat-in kitchen; Electric oven/range connections
• Bedrooms: Master bedroom (first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; Electric oven and range connections; Wood window frames; Crawlspace basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, first floor); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $153k (1.8% below list).
• Recommended offer: $147k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.8% in Owasso — 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 78/100 on livability (#5 in OK, #2,368 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Owasso (suburban): math 35% / reading 35% proficiency, ranked #25 of 270 in OK (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 495 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,818 units permitted in Tulsa County in 2024 (518 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 $5k of value loss. Plan a longer hold.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 33y ago; this cycle's ask has dropped $23k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,734 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 N Ash St	0.00mi	3/1.0	912 (0%)	0mo	$160,000	$175	100
802 N Birch St	0.05mi	3/1.0	900 (-1%)	2mo	$176,000	$196	94
705 N Birch St	0.09mi	3/1.0	924 (+1%)	1mo	$137,850	$149	93
201 E 7th St	0.10mi	3/1.0	888 (-3%)	5mo	$154,000	$173	87
804 N Cedar St	0.10mi	3/1.0	936 (+3%)	10mo	$178,000	$190	82
106 W 7th St	0.21mi	2/1.0 (-1)	888 (-3%)	1mo	$180,000	$203	80
105 W 5th St	0.29mi	3/1.0	864 (-5%)	3mo	$175,000	$203	76
504 N Atlanta St	0.31mi	3/1.0	888 (-3%)	8mo	$159,000	$179	75
409 N Cedar St	0.30mi	3/1.0	888 (-3%)	10mo	$175,000	$197	73
318 N Atlanta St	0.40mi	3/1.0	864 (-5%)	1mo	$157,500	$182	72
1011 N Dogwood St	0.21mi	3/1.0	989 (+8%)	11mo	$147,000	$149	67
508 N Carlsbad St	0.35mi	3/1.5	1,036 (+14%)	7mo	$182,000	$176	53

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-14,751
• Equity at exit: $23,275

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,800
• Equity at exit: $13,497

Cash invested: $43,708 (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 74055

• Rents YoY: 1.9%
• Active inventory: 495
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$819
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $192

Break-even live

Break-even rent $1,290

Max offer price $156,100

Occupancy floor 82%

Sensitivity live

Price	-10% $280	-5% $236	+0% $192	+5% $147	+10% $103
Rent	-10% $71	-5% $131	+0% $192	+5% $252	+10% $313
Rate	-1.0pp $270	-0.5pp $231	base $192	+0.5pp $151	+1.0pp $110

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: $39,025
• Closing costs: $4,683
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 N Birch St Owasso, OK	3.0	1.0	900	$1,623	$1.80	20d	1	0.04mi
603 N Carlsbad St Unit 505B Owasso, OK	2.0	1.0	900	$1,100	$1.22	24d	1	0.31mi
603 N Carlsbad St Unit 603A Owasso, OK	2.0	1.0	900	$1,250	$1.39	4d	1	0.31mi
103 W 3rd St Owasso, OK	2.0	1.0	837	$1,299	$1.55	17d	1	0.47mi
11697 E 83rd St N Owasso, OK	2.0–3.0	1.0–2.0	928	$1,450	$1.56	2d	12	0.51mi
8751 N 97th East Ave Owasso, OK	1.0–2.0	1.0–2.0	887	$1,195	$1.35	2d	47	0.66mi
101 E Broadway St Unit 3 Owasso, OK	2.0	1.0	600	$825	$1.38	4d	1	0.67mi
9803 E 96th St N Owasso, OK	1.0–3.0	1.0–2.0	951	$2,092	$2.20	2d	8	1.41mi

Listing history 28 events

1. 2026-05-08
   status Pending
2. 2026-04-24
   price $156,100
3. 2026-04-02
   status Active
4. 2026-02-08
   status Pending
5. 2026-01-23
   price $156,200
6. 2026-01-15
   price $158,700
7. 2025-12-24
   listed $179,000 Active
8. 2023-04-28
   historical 30-char remark

   Show marketing remark (30 chars)

   For statistical purposes only.

9. 2023-04-28
   soldstatus $150,000 Closed 30-char remark

   Show marketing remark (30 chars)

   For statistical purposes only.

10. 2023-04-26
    listed $150,000 30-char remark

    Show marketing remark (30 chars)

    For statistical purposes only.

11. 2023-04-11
    soldstatus $150,000
12. 2023-02-22
    status Pending
13. 2023-02-22
    historical
14. 2023-02-11
    status Active
15. 2023-01-26
    status Pending
16. 2023-01-17
    listed $160,000 Active
17. 2021-04-12
    soldstatus $95,000
18. 2009-06-15
    soldstatus $52,500
19. 2009-05-19
    historical
20. 2009-05-14
    listed $55,600
21. 2006-04-13
    soldstatus $74,500
22. 2006-03-16
    historical
23. 2005-12-28
    listed $70,000
24. 2005-10-12
    historical
25. 2005-06-01
    listed $76,500
26. 1993-06-11
    soldstatus $37,500
27. 1993-03-04
    listed $39,500
28. 1990-09-05
    soldstatus $30,500

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $1,626 · $136/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,392
• − Mortgage interest: −$8,744
• − Property taxes: −$1,626
• − Insurance: −$780
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$4,541
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,358/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: Owasso
• NCES district ID: 4023280
• Math proficiency: 35% ▼ -14.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $69,759
• Composite: 32.24/100
• National rank: #5771
• State rank: #25 of 270 in OK

Livability — Owasso

• Score: 78/100
• State rank: #5
• US rank: #2368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owasso, OK
• County: Tulsa County · 640,811 people
• City population: 51,381
• Metro: Tulsa, OK
• Population (ZIP): 51,381
• Household income: $87,506
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 1001.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 11% Hispanic / Latino 8% Native American 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.44%
• Current HPI: 207.781
• Rent YoY: ▲ 1.92%
• 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

+411.8% since first listed

28 events — show timeline

• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-04-24 Price Changed $156,100 MLS Technology, Inc.
• 2026-04-02 Relisted — MLS Technology, Inc.
• 2026-02-08 Pending — MLS Technology, Inc.
• 2026-01-23 Price Changed $156,200 MLS Technology, Inc.
• 2026-01-15 Price Changed $158,700 MLS Technology, Inc.
• 2025-12-24 Listed $179,000 MLS Technology, Inc.
• 2023-04-28 Sold (MLS) $150,000 MLS Technology, Inc.
• 2023-04-28 Listing Removed — MLS Technology, Inc.
• 2023-04-26 Listed $150,000 MLS Technology, Inc.
• 2023-04-11 Sold (Public Records) $150,000 Public Records
• 2023-02-22 Pending — MLS Technology, Inc.
• 2023-02-22 Listing Removed — MLS Technology, Inc.
• 2023-02-11 Relisted — MLS Technology, Inc.
• 2023-01-26 Pending — MLS Technology, Inc.
• 2023-01-17 Listed $160,000 MLS Technology, Inc.
• 2021-04-12 Sold (Public Records) $95,000 Public Records
• 2009-06-15 Sold (MLS) $52,500 MLS Technology, Inc.
• 2009-05-19 Listing Removed — MLS Technology, Inc.
• 2009-05-14 Listed $55,600 MLS Technology, Inc.
• 2006-04-13 Sold (Public Records) $74,500 Public Records
• 2006-03-16 Listing Removed — MLS Technology, Inc.
• 2005-12-28 Listed $70,000 MLS Technology, Inc.
• 2005-10-12 Listing Removed — MLS Technology, Inc.
• 2005-06-01 Listed $76,500 MLS Technology, Inc.
• 1993-06-11 Sold (Public Records) $37,500 Public Records
• 1993-03-04 Listed $39,500 MLS Technology, Inc.
• 1990-09-05 Sold (Public Records) $30,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,626 · +2.5% YoY. Source: county tax records.