9515 E 97th St · Owasso, OK 74055

$245,000

3 bd · 2.0 ba · 1,293 sqft · SingleFamily public records · 23 Days on market

Built 2004 5,616 sqft lot Est $225k · 9% over $14/mo HOA · 1% of rent

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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 +12.8/30.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• ARV discount +3.5/15.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well loved and adored house, ready for it's new family. Lots of updates including wooden floors, fresh cabinet paint, new shed and much more. Fully fenced backyard & covered back patio for entertaining. Minutes from shopping and highway access. Move in ready! Waiting for YOU to call home!

Key facts

• 5,616 sq ft lot
• 2 garage spots
• Built 2004

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $165; Community features include gutters and sidewalks

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage includes shelves, storage and workshop space
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Faces south; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Porch; Rain gutters; Full privacy fencing; Shed(s)

Interior

• Kitchen: Double oven; Oven; Range; Stove; Dishwasher; Disposal; Gas water heater
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Additional bedroom without bath (first level); Bedroom with walk-in closet (first level)
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: Master full bathroom with bathtub (first level); Hall full bathroom with bathtub (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Ceiling fan(s); Insulated windows; Vinyl windows; Insulated doors; Other interior features
• Laundry & utility: Washer hookup; Utility room (first level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-22 ($-267/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (17.9% below list).
• Recommended offer: $201k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 at typical pace (median 24d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,106 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $224,982
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9632 N 95th EastAvenue	0.05mi	3/2.0	1,367 (+6%)	9mo	$240,000	$176	80
9631 N 95th EastAvenue	0.03mi	3/2.0	1,368 (+6%)	14mo	$250,000	$183	77
10209 E 98th St	0.51mi	3/2.0	1,290 (-0%)	7mo	$220,000	$171	70
8801 E 98th St N	0.50mi	3/1.0	1,275 (-1%)	1mo	$125,000	$98	70
9900 N 108th East Pl	0.75mi	3/2.0	1,279 (-1%)	6mo	$209,330	$164	59
10234 E 98th St N	0.55mi	3/2.0	1,253 (-3%)	15mo	$241,000	$192	57
10222 E 98th St N	0.52mi	3/2.0	1,370 (+6%)	14mo	$230,000	$168	54
10002 N 107th EastAvenue	0.69mi	3/2.0	1,259 (-3%)	19mo	$215,000	$171	47
9807 E 105th St N	0.64mi	3/2.0	1,413 (+9%)	20mo	$262,500	$186	38
9914 N 107th EastAvenue	0.65mi	3/2.0	1,469 (+14%)	23mo	$255,000	$174	28

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: -18.1%
• Equity multiple: 0.37×
• Total profit: $-43,299
• Equity at exit: $36,530

10-year hold

• IRR: -12.5%
• Equity multiple: 0.30×
• Total profit: $-48,291
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$210 /mo · $2,521/yr
• Insurance: −$102
• HOA: −$14
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-22

Break-even live

Break-even rent $2,039

Max offer price $241,072

Occupancy floor 96%

Sensitivity live

Price	-10% $116	-5% $47	+0% $-22	+5% $-92	+10% $-161
Rent	-10% $-181	-5% $-102	+0% $-22	+5% $57	+10% $137
Rate	-1.0pp $101	-0.5pp $40	base $-22	+0.5pp $-86	+1.0pp $-150

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9803 E 96th St N Owasso, OK	1.0–3.0	1.0–2.0	951	$2,092	$2.20	2d	8	0.15mi
11521 E 94th Pl N Owasso, OK	4.0	2.0	1813	$2,350	$1.30	24d	1	0.75mi
8751 N 97th East Ave Owasso, OK	1.0–2.0	1.0–2.0	887	$1,195	$1.35	2d	47	1.06mi
9805 E 108th Ct N Owasso, OK	3.0	2.0	1400	$1,801	$1.29	11d	1	1.08mi
9306 N 114th East Ave Owasso, OK	4.0	2.0	1813	$2,350	$1.30	24d	1	1.17mi
11502 E 94th Pl N Owasso, OK	3.0	2.0	1244	$2,195	$1.76	24d	1	1.31mi
11506 E 94th Pl N Owasso, OK	3.0	2.0	1540	$2,195	$1.43	24d	1	1.31mi
8360 E 86th St N Owasso, OK	1.0–3.0	1.0–2.0	995	$2,634	$2.65	2d	24	1.38mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 27 events

1. 2026-06-18
   days on market $245,000 Active 23 DOM
2. 2026-06-17
   days on market $245,000 Active 22 DOM
3. 2026-06-16
   days on market $245,000 Active 21 DOM
4. 2026-06-15
   days on market $245,000 Active 20 DOM
5. 2026-06-13
   days on market $245,000 Active 18 DOM
6. 2026-06-13
   days on market $245,000 Active 17 DOM
7. 2026-06-10
   days on market $245,000 Active 15 DOM
8. 2026-06-09
   days on market $245,000 Active 14 DOM
9. 2026-06-08
   days on market $245,000 Active 13 DOM
10. 2026-06-07
    days on market $245,000 Active 12 DOM
11. 2026-06-03
    days on market $245,000 Active 8 DOM
12. 2026-06-02
    days on market $245,000 Active 7 DOM
13. 2026-06-01
    days on market $245,000 Active 6 DOM
14. 2026-05-31
    days on market $245,000 Active 5 DOM
15. 2026-05-26
    listed $245,000 Active
16. 2023-05-04
    soldstatus $220,000
17. 2023-05-01
    soldstatus $220,000 Closed 295-char remark

    Show marketing remark (295 chars)

    Well loved and adored house, ready for it's new family. Lots of updates including wooden floors, fresh cabinet paint, new shed and much more. Fully fenced backyard & covered back patio for entertaining. Minutes from shopping and highway access. Move in ready! Waiting for YOU to call home!

18. 2023-03-28
    status Pending 295-char remark

    Show marketing remark (295 chars)

    Well loved and adored house, ready for it's new family. Lots of updates including wooden floors, fresh cabinet paint, new shed and much more. Fully fenced backyard & covered back patio for entertaining. Minutes from shopping and highway access. Move in ready! Waiting for YOU to call home!

19. 2023-03-17
    listed $225,000 Active 295-char remark

    Show marketing remark (295 chars)

    Well loved and adored house, ready for it's new family. Lots of updates including wooden floors, fresh cabinet paint, new shed and much more. Fully fenced backyard & covered back patio for entertaining. Minutes from shopping and highway access. Move in ready! Waiting for YOU to call home!

20. 2014-07-14
    soldstatus $124,000
21. 2014-07-09
    soldstatus $124,000 140-char remark

    Show marketing remark (140 chars)

    Great starter home. 3 bedrooms, 2 full baths, & 2 car garage. Full privacy fenced backyard & covered back patio for entertaining.

22. 2014-05-19
    historical 140-char remark

    Show marketing remark (140 chars)

    Great starter home. 3 bedrooms, 2 full baths, & 2 car garage. Full privacy fenced backyard & covered back patio for entertaining.

23. 2014-04-17
    listed $129,900 140-char remark

    Show marketing remark (140 chars)

    Great starter home. 3 bedrooms, 2 full baths, & 2 car garage. Full privacy fenced backyard & covered back patio for entertaining.

24. 2011-03-14
    soldstatus $122,000
25. 2011-03-09
    soldstatus $122,000
26. 2011-02-07
    historical
27. 2010-08-23
    listed $119,900

ⓘ 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: $2,521 · $210/mo
• Projected year-2 tax: $2,521 · $210/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 6/10 Major 7 d/yr ≥111°F today · 19 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: $24,133
• − Mortgage interest: −$13,724
• − Property taxes: −$2,521
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$168
• − Depreciation: −$7,127
• Taxable loss: −$4,494
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $812/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

+104.3% since first listed

13 events — show timeline

• 2026-05-26 Listed $245,000 MLS Technology, Inc.
• 2023-05-04 Sold (Public Records) $220,000 Public Records
• 2023-05-01 Sold (MLS) $220,000 MLS Technology, Inc.
• 2023-03-28 Pending — MLS Technology, Inc.
• 2023-03-17 Listed $225,000 MLS Technology, Inc.
• 2014-07-14 Sold (Public Records) $124,000 Public Records
• 2014-07-09 Sold (MLS) $124,000 MLS Technology, Inc.
• 2014-05-19 Listing Removed — MLS Technology, Inc.
• 2014-04-17 Listed $129,900 MLS Technology, Inc.
• 2011-03-14 Sold (Public Records) $122,000 Public Records
• 2011-03-09 Sold (MLS) $122,000 MLS Technology, Inc.
• 2011-02-07 Listing Removed — MLS Technology, Inc.
• 2010-08-23 Listed $119,900 MLS Technology, Inc.

Property tax history

+4.9%/yr

Latest (2025): $2,521 · -4.2% YoY. Source: county tax records.