804 N Ash St · Owasso, OK 74055

$179,900

3 bd · 1.0 ba · 974 sqft · SingleFamily public records · 19 Days on market

Built 1956 9,114 sqft lot Est $175k · at est.

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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 +15.2/30.0
• ARV discount +6.3/15.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVED! Charming bungalow located in the heart of the desirable Owasso Redbud District! This 3 bedroom, 1 bath home offers a great layout with beautiful hardwood floors throughout the home, tile in the kitchen and bathroom. The kitchen features granite countertops, black appliances, and a gas stove. Fresh paint throughout. Plumbing updated with Plex. Conveniently located near Main Street, shopping, dining, schools, and easy highway access.

Key facts

• Gas stove
• Granite countertops
• Hardwood floors

Tags

• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• UPDATED PLUMBING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Chain link fencing

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Wood window frames
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $64 ($767/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 $155k (13.8% below list).
• Recommended offer: $155k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Barnes Es (math 40% / reading 34%, grade F, #132 of 845 statewide, top 19%, 518 students, 0% FRL); Owasso 6Th Grade Ctr (math 46% / reading 32%, grade F, #10 of 345 statewide, top 3%, 774 students, 0% FRL); Owasso Hs (math 34% / reading 45%, grade F, #37 of 447 statewide, top 9%, 2,986 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.9%/yr); 500 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

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 $155,081 (13.8% below list)

Questions for the listing agent

1. Built in 1956 — 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 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?
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: 0.86% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $175,320
• 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	0.04mi	3/1.0	912 (-6%)	1mo	$160,000	$175	87
705 N Birch St	0.09mi	3/1.0	924 (-5%)	1mo	$137,850	$149	86
802 N Birch St	0.06mi	3/1.0	900 (-8%)	2mo	$176,000	$196	83
201 E 7th St	0.08mi	3/1.0	888 (-9%)	5mo	$154,000	$173	78
106 W 7th St	0.17mi	2/1.0 (-1)	888 (-9%)	1mo	$180,000	$203	72
906 N Atlanta St	0.15mi	3/1.0	1,092 (+12%)	2mo	$161,200	$148	71
105 W 5th St	0.25mi	3/1.0	864 (-11%)	3mo	$175,000	$203	67
508 N Carlsbad St	0.31mi	3/1.5	1,036 (+6%)	7mo	$182,000	$176	67
318 N Atlanta St	0.36mi	3/1.0	864 (-11%)	1mo	$157,500	$182	64
308 N Beaumont St	0.45mi	3/1.0	1,104 (+13%)	4mo	$181,000	$164	53
404 E 18th St	0.64mi	3/1.5	1,051 (+8%)	3mo	$189,000	$180	53
408 E 3rd St	0.53mi	3/1.5	1,066 (+9%)	6mo	$205,000	$192	52

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-26,774
• Equity at exit: $26,824

10-year hold

• IRR: -8.3%
• Equity multiple: 0.51×
• Total profit: $-24,875
• Equity at exit: $15,554

Cash invested: $50,372 (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: 500
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$943
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $64

Break-even live

Break-even rent $1,470

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $166	-5% $115	+0% $64	+5% $13	+10% $-38
Rent	-10% $-59	-5% $3	+0% $64	+5% $125	+10% $186
Rate	-1.0pp $155	-0.5pp $110	base $64	+0.5pp $17	+1.0pp $-30

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	21d	1	0.09mi
603 N Carlsbad St Unit 603A Owasso, OK	2.0	1.0	900	$1,250	$1.39	5d	1	0.26mi
603 N Carlsbad St Unit 505B Owasso, OK	2.0	1.0	900	$1,100	$1.22	25d	1	0.26mi
103 W 3rd St Owasso, OK	2.0	1.0	837	$1,299	$1.55	18d	1	0.46mi
11697 E 83rd St N Owasso, OK	2.0–3.0	1.0–2.0	928	$1,450	$1.56	3d	12	0.56mi
8751 N 97th East Ave Owasso, OK	1.0–2.0	1.0–2.0	887	$1,195	$1.35	3d	47	0.61mi
101 E Broadway St Unit 3 Owasso, OK	2.0	1.0	600	$825	$1.38	5d	1	0.67mi
9803 E 96th St N Owasso, OK	1.0–3.0	1.0–2.0	951	$2,092	$2.20	3d	8	1.39mi
8360 E 86th St N Owasso, OK	1.0–3.0	1.0–2.0	995	$2,634	$2.65	3d	24	1.45mi

Listing history 13 events

1. 2026-06-13
   status $179,900 Pending 19 DOM
2. 2026-06-10
   days on market $179,900 Active 19 DOM
3. 2026-06-09
   days on market $179,900 Active 18 DOM
4. 2026-06-08
   days on market $179,900 Active 17 DOM
5. 2026-06-07
   remarks 452-char remark
6. 2026-06-07
   pricedays on market $179,900 Active 16 DOM
7. 2026-06-03
   days on market $190,000 Active 12 DOM
8. 2026-06-02
   days on market $190,000 Active 11 DOM
9. 2026-06-01
   days on market $190,000 Active 10 DOM
10. 2026-05-31
    days on market $190,000 Active 9 DOM
11. 2026-05-22
    listed $190,000 Active
12. 2023-08-15
    soldstatus $340,000
13. 2021-09-21
    soldstatus $111,000

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $1,714 · $143/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: $18,610
• − Mortgage interest: −$10,077
• − Property taxes: −$1,714
• − Insurance: −$900
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$5,233
• Taxable loss: −$2,292
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $1,317/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

+71.2% since first listed

3 events — show timeline

• 2026-05-22 Listed $190,000 MLS Technology, Inc.
• 2023-08-15 Sold (Public Records) $340,000 Public Records
• 2021-09-21 Sold (Public Records) $111,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,714 · +1.8% YoY. Source: county tax records.