10788 S 275th EastAvenue · Coweta, OK
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $2,463 – $4,575
Heat risk 6/10 · Moderate
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 3/10 · Minor
- Chance of severe wind over 30 yrs
- 4.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +11.4/15.0
- Cash flow +7.5/30.0
- Condition / age +3.8/5.0
- Livability +3.4/5.0
- Schools +3.1/10.0
- Rent growth +3.0/5.0
- 1% rule +2.3/10.0
- DSCR +1.6/10.0
- Appreciation +0.0/10.0
$299,107
10788 S 275th EastAvenue · Coweta, OK 74014
4 bd · 2.0 ba · 1,729 sqft · SingleFamily
· 113 Days on market
Built 2025
7,199 sqft lot
2-car garage
$173/sqft
· 9% below area
Est $328k · 9% under
$25/mo HOA · 1% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This 4 bed, 2 bath 1729 square foot (BP) floor plan is ready to be filled with your family and friends! Connect with nature in this floor plan thanks to the cozy covered back patio just off the open concept family, dining, and kitchen area. Available space is truly maximized in this home with a kitchen pantry and dedicated laundry space, just off the oversized primary suite closet. * Stock images used for listing, not actual photos of property.
Key facts
- 7,199 sq ft lot
- 2 garage spots
- Community pool
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $299k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $245k (18.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (27.3% below list).
- Recommended offer: $218k (27.3% below list) — sets the bar for 1% rule.
- Cap rate 4.8% vs local median 3.9% in Coweta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
Location & tenants
- Location reads 68/100 on livability (#73 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
- Coweta (suburban): math 22% / reading 23% proficiency, ranked #124 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
- Zoned schools: Highland Park Es (math 41% / reading 33%, grade F, #132 of 845 statewide, top 19%, 698 students, 0% FRL); Oneta Ridge Ms (math 25% / reading 26%, grade F, #84 of 345 statewide, top 26%, 924 students, 0% FRL); Broken Arrow Hs (math 22% / reading 36%, grade F, #120 of 447 statewide, top 27%, 4,589 students, 0% FRL) — zoned schools average 0% FRL vs 37% district-wide (37 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents rising (+2.1%/yr); 827 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 581 units permitted in Wagoner County in 2024 (0 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 $9k of value loss. Plan a longer hold.
- Wagoner 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 113 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
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
$217,594
(27.3% below list)
Questions for the listing agent
- 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?
- It's been on market 113 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.73% ✗
- Cap rate
- 4.80%
- Cash-on-cash
- -5.35%
- DSCR
- 0.76
- GRM
- 11.5
CMA / ARV
- ARV (median comp)
- $327,672
- List price
- $299,107
- Delta
- -8.72%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 27608 E 109th Pl S | 0.10mi | 4/2.0 | 1,700 (-2%) | 2mo | $289,900 | $171 | 91 |
| 10803 S 274th EastAvenue | 0.23mi | 3/2.0 (-1) | 1,714 (-1%) | 1mo | $310,093 | $181 | 82 |
| 10893 S 277th EastAvenue | 0.19mi | 3/2.0 (-1) | 1,702 (-2%) | 2mo | $305,000 | $179 | 82 |
| 10801 S 274th EastAvenue | 0.24mi | 3/2.0 (-1) | 1,750 (+1%) | 1mo | $329,900 | $189 | 81 |
| 11812 S 279th EastAvenue | 0.32mi | 4/2.0 | 1,699 (-2%) | 2mo | $256,985 | $151 | 80 |
| 10718 S 275th EastAvenue | 0.00mi | 4/2.0 | 1,950 (+13%) | 0mo | $330,364 | $169 | 78 |
| 27914 E 108th Pl S | 0.30mi | 3/2.0 (-1) | 1,702 (-2%) | 1mo | $312,000 | $183 | 78 |
| 27966 E 108th St S | 0.35mi | 3/2.0 (-1) | 1,703 (-2%) | 1mo | $312,000 | $183 | 75 |
| 11762 S 279th EastAvenue | 0.29mi | 4/2.0 | 1,496 (-14%) | 1mo | $245,845 | $164 | 63 |
| 10719 S 280th EastAvenue | 0.40mi | 4/2.0 | 1,918 (+11%) | 1mo | $336,000 | $175 | 63 |
| 27455 E 107th St S | 0.35mi | 4/2.0 | 1,950 (+13%) | 0mo | $315,563 | $162 | 62 |
| 28007 E 107th St S | 0.46mi | 4/2.0 | 1,880 (+9%) | 2mo | $320,000 | $170 | 62 |
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 · 2.12% rent growth · sell at horizon
5-year hold
- IRR
- -26.4%
- Equity multiple
- 0.12×
- Total profit
- $-74,091
- Equity at exit
- $44,598
10-year hold
- IRR
- -26.7%
- Equity multiple
- -0.23×
- Total profit
- $-102,617
- Equity at exit
- $25,861
Cash invested: $83,750 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 57 active · 33 under contract
- Months of supply
- 12.2 mo (8%/mo absorbed)
- Median asking
- $313,900 ($174/sqft)
- Median days on market
- 113 d
- This list price
- 30% of active listings are priced below it
- ARV vs active asking
- +9.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 74014
- Rents YoY
- 2.1%
- Active inventory
- 827
- Price-to-rent
- 11.5×
Monthly cashflow live
↻
- Estimated rent
- $2,176 medium interval (Pro) →
- Mortgage (P&I)
- −$1,569
- Tax est. 1.5%
- −$374 /mo · $4,487/yr
- Insurance
- −$125
- HOA
- −$25
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$457
- Net cashflow
- $-373
Break-even live
Break-even rent
$2,648
Max offer price
$245,123
Occupancy floor
—
Sensitivity live
| Price | -10% $-166 | -5% $-270 | +0% $-373 | +5% $-476 | +10% $-580 |
|---|---|---|---|---|---|
| Rent | -10% $-545 | -5% $-459 | +0% $-373 | +5% $-287 | +10% $-201 |
| Rate | -1.0pp $-222 | -0.5pp $-297 | base $-373 | +0.5pp $-451 | +1.0pp $-529 |
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
- $74,777
- Closing costs
- $8,973
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 2 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 12201 S 270th East Ave Coweta, OK | 3.0 | 2.0 | 1157 | $1,750 | $1.51 | 65d | 1 | 1.25mi |
| 12287 S 269th East Ave Coweta, OK | 3.0 | 2.0 | 1230 | $1,650 | $1.34 | 30d | 1 | 1.36mi |
Property features AI
Finance
- Financial info
- Pets allowed
- HOA & community
- Homeowners association with an annual fee of $300Community amenities include a park and poolCommunity features include gutters and sidewalks
Exterior
- Parking
- Attached 2-car garage
- Security
- Smoke detector(s)No safety shelter
- Utilities
- Public waterPublic sewerElectricity availableNatural gas availableCable available
- Home design
- Single-storyFaces southSlab foundationHas home warranty
- Construction
- Built with brick, stone and wood frameAsphalt/fiberglass roof
- Exterior features
- Covered patioRain gutters
Interior
- Kitchen
- Convection ovenDishwasherDisposalMicrowaveOvenRange / Stove
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (gas)Central air conditioning
- Interior features
- Granite countersHigh speed internet availableCeiling fansGas range connectionVinyl windows
- Laundry & utility
- Washer hookupElectric dryer hookupElectric water heater
Listing history 50 events
-
2026-08-08days on market $299,107 Active 113 DOM
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2026-08-07days on market $299,107 Active 112 DOM
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2026-08-06days on market $299,107 Active 111 DOM
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2026-08-05days on market $299,107 Active 110 DOM
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2026-08-04days on market $299,107 Active 109 DOM
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2026-08-03days on market $299,107 Active 108 DOM
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2026-08-01days on market $299,107 Active 105 DOM
-
2026-07-30days on market $299,107 Active 103 DOM
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2026-07-28days on market $299,107 Active 102 DOM
-
2026-07-26days on market $299,107 Active 100 DOM
-
2026-07-24days on market $299,107 Active 98 DOM
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2026-07-23days on market $299,107 Active 97 DOM
-
2026-07-22days on market $299,107 Active 96 DOM
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2026-07-21days on market $299,107 Active 95 DOM
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2026-07-20days on market $299,107 Active 94 DOM
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2026-07-18days on market $299,107 Active 92 DOM
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2026-07-18days on market $299,107 Active 91 DOM
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2026-07-16days on market $299,107 Active 90 DOM
-
2026-07-15days on market $299,107 Active 89 DOM
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2026-07-14days on market $299,107 Active 88 DOM
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2026-07-13days on market $299,107 Active 87 DOM
-
2026-07-13days on market $299,107 Active 86 DOM
-
2026-07-11days on market $299,107 Active 85 DOM
-
2026-07-10days on market $299,107 Active 84 DOM
-
2026-07-09days on market $299,107 Active 83 DOM
-
2026-07-07days on market $299,107 Active 81 DOM
-
2026-07-06days on market $299,107 Active 80 DOM
-
2026-07-05days on market $299,107 Active 79 DOM
-
2026-07-03days on market $299,107 Active 77 DOM
-
2026-07-02days on market $299,107 Active 76 DOM
-
2026-07-01days on market $299,107 Active 75 DOM
-
2026-06-30days on market $299,107 Active 74 DOM
-
2026-06-29days on market $299,107 Active 73 DOM
-
2026-06-28days on market $299,107 Active 72 DOM
-
2026-06-27days on market $299,107 Active 71 DOM
-
2026-06-27days on market $299,107 Active 70 DOM
-
2026-06-25days on market $299,107 Active 68 DOM
-
2026-06-22days on market $299,107 Active 66 DOM
-
2026-06-22days on market $299,107 Active 65 DOM
-
2026-06-18days on market $299,107 Active 62 DOM
-
2026-06-17days on market $299,107 Active 61 DOM
-
2026-06-16days on market $299,107 Active 60 DOM
-
2026-06-15days on market $299,107 Active 59 DOM
-
2026-06-13days on market $299,107 Active 57 DOM
-
2026-06-10days on market $299,107 Active 54 DOM
-
2026-06-09days on market $299,107 Active 53 DOM
-
2026-06-08days on market $299,107 Active 52 DOM
-
2026-06-07days on market $299,107 Active 51 DOM
-
2026-06-05days on market $299,107 Active 48 DOM
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2026-06-03days on market $299,107 Active 47 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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 4% chance of damaging wind over 30 yrs
- Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $26,111
- − Mortgage interest
- −$16,755
- − Property taxes
- −$4,487
- − Insurance
- −$1,496
- − Repairs & maintenance
- −$2,089
- − Management
- −$2,089
- − HOA
- −$300
- − Depreciation
- −$8,701
- Taxable loss
- −$9,805
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,353
- After-tax cash flow
- $-2,124/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.
Condition & rehab AI · 1 photo
75/100
Cosmetic rehab
Est. rehab $8,645–$25,935 screening
This home is in good condition with a good exterior and interior. It is ready for a fresh coat of paint and some landscaping to enhance its curb appeal and value.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and value ↑
- Both Trim and shrubbery — Improves landscaping and enhances curb appeal ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 31/100
Zoned Schools
Elementary
Highland Park Es
F
OK #132/845
Nat'l #21,438/41,679
Middle
Oneta Ridge Ms
F
OK #84/345
Nat'l #10,204/14,009
High
Broken Arrow Freshman Academy
Schools (NCES district)
- District
- Coweta
- NCES district ID
- 4008850
- Math proficiency
- 22% ▼ -11.00%
- Reading proficiency
- 23% ▼ -11.00%
- Median HH income
- $56,119
- Composite
- 20.57/100
- National rank
- #8557
- State rank
- #124 of 270 in OK
C
Composite livability gradescore 68/100
Livability — Coweta
- Score
- 68/100
- State rank
- #73
- US rank
- #9871
Category grades
Amenities F
Commute F
Cost of living A+
Crime A+
Employment C
Housing A+
Health & safety C+
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Coweta, OK
- County
- Wagoner County · 84,796 people
- City population
- 16,622
- Metro
- Tulsa, OK
- Population (ZIP)
- 45,212
- Household income
- $95,501
- Rent vs Own
- Severe rent burden
- 8% of renters
Population outlook (Wagoner County) Hauer SSP2
- Today (2025)
- 84,796 people
- By 2030
- 88,162 · +4.0%
- By 2040
- 93,882 · +10.7%
- By 2050
- 98,219 · +15.8%
- By 2075
- 106,561 · +25.7%
- By 2100
- 109,360 · +29.0%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (69%)
- Race & ethnicity
- White 69% Two or more races 11% Hispanic / Latino 11% Native American 6% Asian 4% Black 3%
- Hispanic origin (detail)
- Mexican 8%
- Common ancestry
- Italian 2% Slovak 2% Lithuanian 2%
- Foreign-born
- 7% · Canada
- Languages at home
- 89% English-only · Spanish 7% Other Asian/Pacific 2% Russian/Polish/Slavic 1%
Political lean MEDSL · Wagoner
- 2024 margin
- Solid R (+49.8) · D 24.2% · R 74.0% · Other 1.8%
- 2008→2024 swing
- -8.0pp toward R · 2008: -41.8pp · 2024: -49.8pp
- All cycles
- 2024: R+49.8 2020: R+50.1 2016: R+52.0 2012: R+45.7 2008: R+41.8
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -206.67%
- Current HPI
- 203.7301
- Rent YoY
- ▲ 2.12%
- 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
+4.7% since first listed2 events — show timeline
- 2026-05-22 Price Changed $299,107 MLS Technology, Inc.
- 2026-04-17 Listed $285,758 MLS Technology, Inc.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…