12079 W 105th St S · Sapulpa, OK 74066

$66,750

3 bd · 2.0 ba · 2,048 sqft · Manufactured public records · 7 Days on market

Built 1998 3.74 ac lot Est $72k · 7% under

---

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 +10.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AT TIME OF LISTING

Key facts

• 3.74 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $67k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Cap rate 17.7% vs local median 2.8% in Sapulpa — 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 67/100 on livability (#88 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Sapulpa (suburban): math 23% / reading 24% proficiency, ranked #129 of 270 in OK (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jefferson Heights Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 310 students, 0% FRL); Sapulpa Ms (math 16% / reading 15%, grade F, #215 of 345 statewide, top 63%, 487 students, 0% FRL); Sapulpa Hs (math 21% / reading 27%, grade F, #215 of 447 statewide, top 48%, 951 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 197 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $462 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,750

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.19% ✓
• Cap rate: 17.70%
• Cash-on-cash: 40.72%
• DSCR: 2.81
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $71,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12079 W 105th St S	0.00mi	3/2.0	2,048 (0%)	1mo	$72,500	$35	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 2.59×
• Total profit: $29,640
• Equity at exit: $9,953

10-year hold

• IRR: 43.8%
• Equity multiple: 5.18×
• Total profit: $78,065
• Equity at exit: $5,771

Cash invested: $18,690 (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 74066

• Home prices YoY: -26.3%
• Active inventory: 197
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$350
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $634

Break-even live

Break-even rent $658

Max offer price $66,750

Occupancy floor 52%

Sensitivity live

Price	-10% $672	-5% $653	+0% $634	+5% $615	+10% $597
Rent	-10% $519	-5% $577	+0% $634	+5% $692	+10% $750
Rate	-1.0pp $668	-0.5pp $651	base $634	+0.5pp $617	+1.0pp $599

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: $16,688
• Closing costs: $2,002
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-15
   status Pending
2. 2026-04-06
   listed $66,750 Active
3. 2020-09-17
   soldstatus $115,000
4. 2020-09-04
   soldstatus $114,700 Closed 23-char remark

   Show marketing remark (23 chars)

   SOLD AT TIME OF LISTING

5. 2020-08-19
   status Pending 23-char remark

   Show marketing remark (23 chars)

   SOLD AT TIME OF LISTING

6. 2020-06-05
   listed $107,000 23-char remark

   Show marketing remark (23 chars)

   SOLD AT TIME OF LISTING

7. 2016-06-28
   status Active
8. 2016-06-28
   historical
9. 2016-06-07
   status Pending
10. 2016-03-02
    listed $120,000 Active
11. 2016-03-01
    historical
12. 2015-09-02
    listed $123,000 Active
13. 2015-08-25
    historical
14. 2015-07-24
    price $145,000
15. 2015-07-01
    listed $155,000 Active
16. 2014-04-03
    historical
17. 2013-10-02
    listed $175,500
18. 2001-01-30
    soldstatus $25,000

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $1,703 · $142/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 5/10 Major 7 d/yr ≥112°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,530
• − Mortgage interest: −$3,739
• − Property taxes: −$1,703
• − Insurance: −$334
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$1,942
• Taxable income: $7,008
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $5,930/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: Sapulpa
• NCES district ID: 4026910
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $44,536
• Composite: 20.29/100
• National rank: #8616
• State rank: #129 of 270 in OK

Livability — Sapulpa

• Score: 67/100
• State rank: #88
• US rank: #10676

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Creek County · 32,292 people
• City population: 32,292
• Metro: Tulsa, OK
• Population (ZIP): 32,292
• Household income: $64,698
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 716.0

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 12% Two or more races 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.18%
• Current HPI: 250.2859
• Rent YoY: —
• 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

+167.0% since first listed

18 events — show timeline

• 2026-04-15 Pending — MLS Technology, Inc.
• 2026-04-06 Listed $66,750 MLS Technology, Inc.
• 2020-09-17 Sold (Public Records) $115,000 Public Records
• 2020-09-04 Sold (MLS) $114,700 MLS Technology, Inc.
• 2020-08-19 Pending — MLS Technology, Inc.
• 2020-06-05 Listed $107,000 MLS Technology, Inc.
• 2016-06-28 Relisted — MLS Technology, Inc.
• 2016-06-28 Listing Removed — MLS Technology, Inc.
• 2016-06-07 Pending — MLS Technology, Inc.
• 2016-03-02 Listed $120,000 MLS Technology, Inc.
• 2016-03-01 Listing Removed — MLS Technology, Inc.
• 2015-09-02 Listed $123,000 MLS Technology, Inc.
• 2015-08-25 Listing Removed — MLS Technology, Inc.
• 2015-07-24 Price Changed $145,000 MLS Technology, Inc.
• 2015-07-01 Listed $155,000 MLS Technology, Inc.
• 2014-04-03 Listing Removed — MLS Technology, Inc.
• 2013-10-02 Listed $175,500 MLS Technology, Inc.
• 2001-01-30 Sold (Public Records) $25,000 Public Records

Property tax history

+1.2%/yr

Latest (2020): $1,703 · +1.2% YoY. Source: county tax records.