16851 E Newton St · Catoosa, OK 74116

$112,000

3 bd · 1.0 ba · 954 sqft · SingleFamily public records

Built 1963 Est $124k · 10% under

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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 +27.9/30.0
• ARV discount +11.9/15.0
• DSCR +9.8/10.0
• Appreciation +8.7/10.0
• 1% rule +6.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Great 3 bed 1 bath home with a large yard. Hardwood floors, New paint, Catoosa schools, new central heat & air, Metal roof new '05.

Key facts

• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Cap rate 10.0% vs local median 2.4% in Catoosa — 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 61/100 on livability (#295 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools F, amenities F.
• Catoosa (suburban): math 15% / reading 18% proficiency, ranked #195 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($774 loan paydown + $8k appreciation (7.4% local appreciation)).
• Rogers County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 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.
• Current owner paid $94k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $112,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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: 1.18% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $124,020
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16307 E Newton Pl	0.23mi	2/1.0 (-1)	888 (-7%)	21mo	$115,000	$130	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.03×
• Total profit: $63,512
• Equity at exit: $80,335

10-year hold

• IRR: 26.2%
• Equity multiple: 6.36×
• Total profit: $168,001
• Equity at exit: $155,132

Cash invested: $31,360 (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 74116

• Home prices YoY: 2.8%
• Active inventory: 6
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $343

Break-even live

Break-even rent $890

Max offer price $112,000

Occupancy floor 69%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 S 167th East Ave Tulsa, OK	3.0	1.0	875	$1,325	$1.51	1d	1	1.09mi

Listing history 11 events

1. 2026-05-26
   listed $112,000
2. 2021-07-06
   soldstatus $94,000
3. 2021-06-03
   soldstatus $94,000 Closed 137-char remark

   Show marketing remark (137 chars)

   Great 3 bed 1 bath home with a large yard. Hardwood floors, New paint, Catoosa schools, new central heat & air, Metal roof new '05.

4. 2021-03-05
   status Pending 137-char remark

   Show marketing remark (137 chars)

   Great 3 bed 1 bath home with a large yard. Hardwood floors, New paint, Catoosa schools, new central heat & air, Metal roof new '05.

5. 2021-03-04
   listed $94,000 Active 137-char remark

   Show marketing remark (137 chars)

   Great 3 bed 1 bath home with a large yard. Hardwood floors, New paint, Catoosa schools, new central heat & air, Metal roof new '05.

6. 2014-09-19
   historical
7. 2014-08-07
   listed $90,000
8. 2005-11-18
   soldstatus $60,000
9. 2005-11-10
   soldstatus $60,000
10. 2005-09-22
    historical
11. 2005-08-23
    listed $58,000

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$175/yr (+$15/mo · 21.0%)

ⓘ 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 5% 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: $15,900
• − Mortgage interest: −$6,274
• − Property taxes: −$833
• − Insurance: −$560
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,258
• Taxable income: $2,431
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $3,536/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: Catoosa
• NCES district ID: 4006870
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 18% ▼ -8.00%
• Median HH income: $52,968
• Composite: 15.29/100
• National rank: #9330
• State rank: #195 of 270 in OK

Livability — Catoosa

• Score: 61/100
• State rank: #295
• US rank: #17666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catoosa, OK
• Population (ZIP): 3,503

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 37% Hispanic / Latino 32% Two or more races 24% Native American 10% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 24% Cuban 2%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 20% · Canada, Jamaica, Philippines
• Languages at home: 69% English-only · Spanish 28% Other Asian/Pacific 3%

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: ▲ 7.37%
• Current HPI: 272.1292
• Rent YoY: —
• Metro: —
• 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

+93.1% since first listed

11 events — show timeline

• 2026-05-26 Listed $112,000 FSBO.com
• 2021-07-06 Sold (Public Records) $94,000 Public Records
• 2021-06-03 Sold (MLS) $94,000 MLS Technology, Inc.
• 2021-03-05 Pending — MLS Technology, Inc.
• 2021-03-04 Listed $94,000 MLS Technology, Inc.
• 2014-09-19 Listing Removed — MLS Technology, Inc.
• 2014-08-07 Listed $90,000 MLS Technology, Inc.
• 2005-11-18 Sold (Public Records) $60,000 Public Records
• 2005-11-10 Sold (MLS) $60,000 MLS Technology, Inc.
• 2005-09-22 Listing Removed — MLS Technology, Inc.
• 2005-08-23 Listed $58,000 MLS Technology, Inc.

Property tax history

+9.6%/yr

Latest (2025): $833 · -3.4% YoY. Source: county tax records.