305 S Chickasaw Ave Unit 1/2 · Claremore, OK 74017

$34,500

1 bd · 1.0 ba · 624 sqft · SingleFamily · 3 Days on market

Built 1950 Poor condition 2,251 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR / REHABBER SPECIAL! IN-TOWN Claremore parcel with 1950's cottage on the alley. Structure has broken windows, no functional HVAC, signs of vandalism — sold strictly AS-IS, cash preferred, NO inspection contingency. Walkable Claremore-Urban location near downtown and schools. Massive upside for the right rehabber, flipper, landlord, or teardown-rebuild buyer. Bring your contractor and your vision — opportunities like this in-town are rare!

Key facts

• Near schools
• Near downtown
• Claremore parcel

Tags

• CLAREMORE PARCEL
• NEAR DOWNTOWN
• NEAR SCHOOLS

Property features AI

Exterior

• Parking: Driveway
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Slab foundation
• Construction: Built with block and stone; Asphalt/fiberglass roof
• Exterior features: Partial privacy fencing; No additional exterior features listed

Interior

• Kitchen: Oven; Range; Stove
• Bedrooms: Master bedroom on the first floor
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with bathtub on the first floor (master bath)
• Interior features: Wood window frames; Laminate counters; No additional interior features listed
• Laundry & utility: Electric dryer hookup; Utility room inside on the first floor; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $34k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $34k).
• Cap rate 22.7% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).
• This rent is only 16% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $239 of loan paydown is wiped out by about $1k 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 + 2.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $34,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.60% ✓
• Cap rate: 22.67%
• Cash-on-cash: 58.49%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $122,928
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 S Maryland Ave	0.22mi	2/1.0 (+1)	576 (-8%)	12mo	$88,000	$153	62
212 N Lavira Ave	0.58mi	1/1.0	554 (-11%)	3mo	$85,000	$153	52
715 N Muskogee Ave	0.67mi	2/1.0 (+1)	635 (+2%)	18mo	$125,000	$197	46
614 E 5th St	0.62mi	2/1.0 (+1)	704 (+13%)	2mo	$162,500	$231	42

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: 56.7%
• Equity multiple: 3.49×
• Total profit: $24,068
• Equity at exit: $5,144

10-year hold

• IRR: 61.5%
• Equity multiple: 7.03×
• Total profit: $58,234
• Equity at exit: $2,983

Cash invested: $9,660 (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: 3.2×

Monthly cashflow live

• Estimated rent: $898 high
• Mortgage (P&I): −$181
• Tax est. 1.5%: −$43 /mo · $518/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $471

Break-even live

Break-even rent $302

Max offer price $34,500

Occupancy floor 43%

Sensitivity live

Price	-10% $495	-5% $483	+0% $471	+5% $459	+10% $447
Rent	-10% $400	-5% $435	+0% $471	+5% $506	+10% $542
Rate	-1.0pp $488	-0.5pp $480	base $471	+0.5pp $462	+1.0pp $453

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 W Haskell St Unit F Claremore, OK	1.0	1.0	500	$700	$1.40	2d	1	0.79mi
1390 W Blue Starr Dr Unit A208 Claremore, OK	—	1.0	474	$769	$1.62	15d	1	1.22mi
1390 W Blue Starr Dr Unit B115 Claremore, OK	1.0	1.0	670	$949	$1.42	11d	1	1.22mi
1390 W Blue Starr Dr Unit B102 Claremore, OK	—	1.0	512	$849	$1.66	11d	1	1.22mi
22350 S 4150 Rd Apt G101 Claremore, OK	1.0	1.0	640	$900	$1.41	2d	1	1.37mi

Listing history 1 events

1. 2026-05-22
   listed $34,500 Active

ⓘ 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

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,773
• − Mortgage interest: −$1,933
• − Property taxes: −$518
• − Insurance: −$172
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$1,004
• Taxable income: $5,423
• Est. tax owed @ 24.0%: −$1,302
• After-tax cash flow: $4,348/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.

Condition & rehab AI · 14 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including HVAC, structural repairs, and landscaping, to become move-in ready.

Repairs flagged

• Major broken windows — Structural integrity compromised
• Major HVAC system — Non-functional
• Major kitchen cabinets — Damaged and unsafe
• Major bathroom fixtures — Broken and unsafe
• Major exterior walls — Signs of structural damage

Value-add opportunities

• Both HVAC system — Improves comfort and energy efficiency
• Both exterior walls — Enhances curb appeal and structural integrity
• Both kitchen cabinets — Provides a functional and safe cooking space
• Both bathroom fixtures — Improves functionality and aesthetics
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
broken windows · Structural integrity compromised	Major	$15,000–50,000
HVAC system · Non-functional	Major	$15,000–50,000
kitchen cabinets · Damaged and unsafe	Major	$15,000–50,000
bathroom fixtures · Broken and unsafe	Major	$15,000–50,000
exterior walls · Signs of structural damage	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both HVAC system — Improves comfort and energy efficiency ↑
• Both exterior walls — Enhances curb appeal and structural integrity ↑
• Both kitchen cabinets — Provides a functional and safe cooking space ↑
• Both bathroom fixtures — Improves functionality and aesthetics ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-22 Listed $34,500 MLS Technology, Inc.