1453 E Paradise Park St · Claremore, OK 74017

$215,000

3 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 109 Days on market

Built 1978 10,428 sqft lot Est $224k · 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 +13.8/30.0
• ARV discount +9.4/15.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ROOF REPLACED IN 97,NEW THERMAL WINDOWS, TOTALLY UPDATED NEW CARPET & VINYL, NEW PAINTED WALLPAPER, F/P, SPRINKLER SYSTEM CH RECORD ON SQ FT IS INCORRECT.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1978

Property features AI

Exterior

• Parking: 2-car garage; Garage faces side
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation; Brick and wood frame construction; Asphalt/fiberglass roof
• Construction: Built as listed in public records; Brick exterior; Wood frame; Asphalt and fiberglass roofing; Slab foundation
• Exterior features: Enclosed porch; Porch; Storage structure; Chain link fencing; Corner lot; No other exterior features listed

Interior

• Kitchen: Country-style kitchen; Built-in range; Range; Oven; Refrigerator
• Bedrooms: All bedrooms on the first floor; One bedroom with a private bath; Two bedrooms without a bath; Master with full bath
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom; Master full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Other interior features; Aluminum window frames
• Laundry & utility: Utility room inside on the first floor; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $21 ($247/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 $165k (23.3% below list).
• Recommended offer: $165k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).
• This rent runs 30% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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 $86k; list at $215k implies a 149% gain — meaningful room to come down on a strong offer.

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 $164,934 (23.3% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $224,298
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1429 W Evergreen Ln	0.28mi	2/2.0 (-1)	1,435 (-2%)	4mo	$206,560	$144	75
1112 W 20th St	0.37mi	3/2.0	1,536 (+5%)	4mo	$240,000	$156	71
1001 W 22nd St	0.51mi	3/2.0	1,426 (-3%)	3mo	$195,000	$137	69
1906 Valley View Dr	0.34mi	3/2.0	1,566 (+7%)	7mo	$224,500	$143	67
2002 N Chambers Ter	0.55mi	3/2.0	1,392 (-5%)	1mo	$215,000	$154	65
1005 W 23rd St	0.53mi	3/2.0	1,359 (-7%)	0mo	$240,000	$177	63
2001 N Chambers Ave	0.41mi	3/2.0	1,317 (-10%)	2mo	$206,000	$156	62
1303 W School St	0.31mi	3/1.5	1,265 (-14%)	1mo	$194,000	$153	60
817 W 24th St	0.70mi	3/2.0	1,344 (-8%)	5mo	$185,000	$138	50
1110 W 24th St	0.59mi	3/2.0	1,285 (-12%)	4mo	$193,500	$151	49
1002 W 24th St	0.64mi	3/2.0	1,287 (-12%)	8mo	$215,000	$167	43
902 W 8th St	0.66mi	3/1.5	1,280 (-13%)	6mo	$167,000	$130	41

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-34,257
• Equity at exit: $32,057

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-31,108
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $21

Break-even live

Break-even rent $1,623

Max offer price $215,000

Occupancy floor 94%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Sunstone St Claremore, OK	4.0	2.0	1796	$2,200	$1.22	2d	1	0.78mi
644 Earthside Dr Apt B Claremore, OK	2.0	1.5	950	$900	$0.95	10d	1	1.18mi
2808 Ridgeview Pl Unit A Claremore, OK	3.0	2.0	1288	$1,500	$1.16	2d	1	1.43mi
2805 Trailwood Dr Unit B Claremore, OK	3.0	2.0	1288	$1,500	$1.16	10d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $215,000 Active 109 DOM
2. 2026-06-17
   days on market $215,000 Active 108 DOM
3. 2026-06-16
   days on market $215,000 Active 107 DOM
4. 2026-06-15
   days on market $215,000 Active 106 DOM
5. 2026-06-13
   days on market $215,000 Active 104 DOM
6. 2026-06-10
   pricedays on market $215,000 Active 101 DOM
7. 2026-06-09
   days on market $220,000 Active 100 DOM
8. 2026-06-08
   days on market $220,000 Active 99 DOM
9. 2026-06-07
   days on market $220,000 Active 98 DOM
10. 2026-06-05
    days on market $220,000 Active 95 DOM
11. 2026-06-03
    days on market $220,000 Active 94 DOM
12. 2026-06-02
    days on market $220,000 Active 93 DOM
13. 2026-06-01
    days on market $220,000 Active 92 DOM
14. 2026-05-31
    days on market $220,000 Active 91 DOM
15. 2026-03-01
    listed $220,000 Active
16. 1997-12-23
    soldstatus $86,500 160-char remark

    Show marketing remark (160 chars)

    ROOF REPLACED IN 97,NEW THERMAL WINDOWS, TOTALLY UPDATED NEW CARPET & VINYL, NEW PAINTED WALLPAPER, F/P, SPRINKLER SYSTEM CH RECORD ON SQ FT IS INCORRECT.

17. 1997-12-08
    historical 160-char remark

    Show marketing remark (160 chars)

    ROOF REPLACED IN 97,NEW THERMAL WINDOWS, TOTALLY UPDATED NEW CARPET & VINYL, NEW PAINTED WALLPAPER, F/P, SPRINKLER SYSTEM CH RECORD ON SQ FT IS INCORRECT.

18. 1997-12-01
    soldstatus $86,500
19. 1997-11-11
    listed $88,000 160-char remark

    Show marketing remark (160 chars)

    ROOF REPLACED IN 97,NEW THERMAL WINDOWS, TOTALLY UPDATED NEW CARPET & VINYL, NEW PAINTED WALLPAPER, F/P, SPRINKLER SYSTEM CH RECORD ON SQ FT IS INCORRECT.

20. 1997-11-05
    historical
21. 1997-10-02
    listed $92,500

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$1,151/yr (+$96/mo · 146.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,792
• − Mortgage interest: −$12,043
• − Property taxes: −$784
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$6,255
• Taxable loss: −$3,532
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $1,095/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: 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

+137.8% since first listed

7 events — show timeline

• 2026-03-01 Listed $220,000 MLS Technology, Inc.
• 1997-12-23 Sold (MLS) $86,500 MLS Technology, Inc.
• 1997-12-08 Listing Removed — MLS Technology, Inc.
• 1997-12-01 Sold (Public Records) $86,500 Public Records
• 1997-11-11 Listed $88,000 MLS Technology, Inc.
• 1997-11-05 Listing Removed — MLS Technology, Inc.
• 1997-10-02 Listed $92,500 MLS Technology, Inc.

Property tax history

+0.1%/yr

Latest (2025): $784 · +0.0% YoY. Source: county tax records.