8801 E 98th St N · Owasso, OK 74055

$139,900

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 27 Days on market

Built 1966 1.99 ac lot Est $224k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

IPRICE REDUCTION! NVESTOR SPECIAL!! PRIME LOCATION!! 2 ACRES LOT!! This 3-bedroom, 1-bath home offers solid potential as a flip or rental property. With the right updates, this property could be transformed into a charming home or income-producing investment. Ideal for those looking to customize, renovate, and build equity. Property is being sold As-Is. This one is waiting for you!

Key facts

• 2 acres lot
• Prime location
• 1.99 acre lot

Tags

• PRIME LOCATION
• 2 ACRES LOT
• INCOME-PRODUCING INVESTMENT

Property features AI

Exterior

• Parking: Attached garage; Garage faces rear; 2 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Septic tank
• Home design: Single-story; Crawlspace foundation
• Construction: Built using wood frame construction; Asphalt/fiberglass roof
• Exterior features: Shed(s); Nearly 2-acre lot; Faces south

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air; Window unit(s)
• Interior features: Wood window frames; Other interior features
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $140k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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: 1.38% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.05%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $224,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8801 E 98th St N	0.00mi	3/1.0	1,275 (0%)	1mo	$125,000	$98	99
9632 N 95th EastAvenue	0.47mi	3/2.0	1,367 (+7%)	9mo	$240,000	$176	54
9631 N 95th EastAvenue	0.49mi	3/2.0	1,368 (+7%)	14mo	$250,000	$183	49
8920 E 106th St	0.72mi	2/2.0 (-1)	1,324 (+4%)	20mo	$179,000	$135	34

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: 11.0%
• Equity multiple: 1.43×
• Total profit: $16,913
• Equity at exit: $20,860

10-year hold

• IRR: 19.2%
• Equity multiple: 2.53×
• Total profit: $59,961
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$734
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $654

Break-even live

Break-even rent $1,096

Max offer price $139,900

Occupancy floor 61%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	1d	8	0.67mi
9805 E 108th Ct N Owasso, OK	3.0	2.0	1400	$1,801	$1.29	10d	1	1.12mi
7024 E 106th St N Owasso, OK	3.0	2.0	1352	$1,700	$1.26	19d	1	1.25mi
11521 E 94th Pl N Owasso, OK	4.0	2.0	1813	$2,350	$1.30	23d	1	1.26mi
8360 E 86th St N Owasso, OK	1.0–3.0	1.0–2.0	995	$2,634	$2.65	1d	24	1.31mi
8751 N 97th East Ave Owasso, OK	1.0–2.0	1.0–2.0	887	$1,195	$1.35	1d	47	1.35mi

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-04-24
   price $139,900
3. 2026-04-15
   listed $155,000 Active
4. 1994-02-14
   soldstatus $44,000

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$370/yr (+$31/mo · 41.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $23,096
• − Mortgage interest: −$7,837
• − Property taxes: −$889
• − Insurance: −$700
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$4,070
• Taxable income: $5,906
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $6,436/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

• 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

+218.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — MLS Technology, Inc.
• 2026-04-24 Price Changed $139,900 MLS Technology, Inc.
• 2026-04-15 Listed $155,000 MLS Technology, Inc.
• 1994-02-14 Sold (Public Records) $44,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $889 · +5.1% YoY. Source: county tax records.