11829 E 80th Pl · Owasso, OK 74055

$205,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 26 Days on market

Built 1982 0.38 ac lot Est $225k · 9% under

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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 +13.7/30.0
• ARV discount +11.4/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 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

Excellent investment opportunity featuring a huge backyard and a beautiful 40-ft in-ground diving pool, including a 28-ft shallow section at 3 ft. depth. Recent pool upgrades include new PVC piping installed approximately 2 years ago and a 2-year-old pool pump. The home offers full-housetraditional central heating and a wood-burning fireplace and ducted ceiling distribution with temperature control, plus an A/C system rebuilt about 2 years ago. The property is being sold As-Is. Seller will consider conventional or cash financing only; the property will not qualify for FHA or VA. Conveniently located near schools, shopping, restaurants, and major highway access. A strong value-add opportuni

Key facts

• 2-year-old pool pump
• Huge backyard
• New pvc piping

Tags

• HUGE BACKYARD
• 40-FT IN-GROUND DIVING POOL
• 28-FT SHALLOW SECTION
• RECENT POOL UPGRADES
• NEW PVC PIPING
• 2-YEAR-OLD POOL PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $14 ($165/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 $168k (18.2% below list).
• Recommended offer: $168k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y 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 $27k; list at $205k implies a 659% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,733 (18.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.82% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $224,676
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11829 E 80th Pl	0.00mi	3/2.0	1,422 (0%)	1mo	$198,000	$139	99
7804 N 117th East EastAvenue	0.30mi	3/2.0	1,359 (-4%)	2mo	$150,000	$110	77
12105 E 79th Ct	0.16mi	3/2.0	1,296 (-9%)	2mo	$230,025	$177	76
8214 N 122nd East Ave	0.24mi	3/2.0	1,284 (-10%)	3mo	$217,900	$170	70
12306 E 77th St N	0.49mi	2/2.0 (-1)	1,410 (-1%)	1mo	$265,000	$188	70
8102 N 121st EastAvenue	0.10mi	3/2.0	1,239 (-13%)	8mo	$185,000	$149	67
12022 E 85th St N	0.46mi	3/2.0	1,531 (+8%)	2mo	$235,000	$153	64
8418 N 117th EastAvenue	0.43mi	3/2.0	1,570 (+10%)	6mo	$140,000	$89	57
11607 E 84th Pl N	0.46mi	2/2.0 (-1)	1,283 (-10%)	6mo	$203,000	$158	52
12612 E 82nd St N	0.55mi	3/2.0	1,573 (+11%)	6mo	$245,000	$156	52
8207 N 128th EastAvenue	0.65mi	3/2.0	1,262 (-11%)	1mo	$227,800	$181	50
8709 N 124th EastAvenue W	0.75mi	3/2.0	1,259 (-12%)	4mo	$202,000	$160	43

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-34,188
• Equity at exit: $30,566

10-year hold

• IRR: -10.9%
• Equity multiple: 0.37×
• Total profit: $-36,047
• Equity at exit: $17,725

Cash invested: $57,400 (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: $1,677 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $14

Break-even live

Break-even rent $1,660

Max offer price $205,000

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8220 N 116th East Ave Owasso, OK	3.0	2.0	1202	$1,450	$1.21	1d	1	0.29mi
11697 E 83rd St N Owasso, OK	2.0–3.0	1.0–2.0	928	$1,450	$1.56	1d	12	0.36mi
12003 E 85th St N Owasso, OK	3.0	2.0	1425	$1,595	$1.12	23d	1	0.50mi
802 N Birch St Owasso, OK	3.0	1.0	900	$1,623	$1.80	19d	1	0.75mi
103 N Atlanta St Unit B Owasso, OK	3.0	2.5	1450	$1,650	$1.14	23d	1	0.79mi
108 N Atlanta St Unit C Owasso, OK	3.0	2.0	1500	$1,795	$1.20	19d	1	0.82mi
13116 E 76th St N Owasso, OK	3.0	3.5	1561	$2,272	$1.46	1d	6	0.94mi
603 N Carlsbad St Unit 505B Owasso, OK	2.0	1.0	900	$1,100	$1.22	23d	1	0.94mi
603 N Carlsbad St Unit 603A Owasso, OK	2.0	1.0	900	$1,250	$1.39	3d	1	0.94mi
13600 E 84th St N Owasso, OK	1.0–2.0	1.0–2.0	790	$2,210	$2.80	1d	1	1.08mi
6616 N 128th East Ave Owasso, OK	3.0	2.0	1529	$1,675	$1.10	10d	1	1.43mi
6618 N 128th East Ct Owasso, OK	3.0	2.0	1209	$1,600	$1.32	1d	1	1.43mi
8751 N 97th East Ave Owasso, OK	1.0–2.0	1.0–2.0	887	$1,195	$1.35	1d	47	1.44mi
9306 N 114th East Ave Owasso, OK	4.0	2.0	1813	$2,350	$1.30	23d	1	1.44mi
11506 E 94th Pl N Owasso, OK	3.0	2.0	1540	$2,195	$1.43	23d	1	1.48mi
11502 E 94th Pl N Owasso, OK	3.0	2.0	1244	$2,195	$1.76	23d	1	1.48mi

Listing history 9 events

1. 2026-04-22
   status Pending
2. 2026-04-20
   status Active
3. 2026-04-17
   status Pending
4. 2026-03-28
   status Active
5. 2026-01-09
   status Pending
6. 2026-01-05
   listed $205,000 Active
7. 1994-02-23
   historical
8. 1993-09-22
   listed $83,550
9. 1982-10-01
   soldstatus $27,000

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$34/yr (+$3/mo · 1.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,128
• − Mortgage interest: −$11,483
• − Property taxes: −$1,811
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$5,964
• Taxable loss: −$3,375
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $975/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

+659.3% since first listed

9 events — show timeline

• 2026-04-22 Pending — MLS Technology, Inc.
• 2026-04-20 Relisted — MLS Technology, Inc.
• 2026-04-17 Pending — MLS Technology, Inc.
• 2026-03-28 Relisted — MLS Technology, Inc.
• 2026-01-09 Pending — MLS Technology, Inc.
• 2026-01-05 Listed $205,000 MLS Technology, Inc.
• 1994-02-23 Listing Removed — MLS Technology, Inc.
• 1993-09-22 Listed $83,550 MLS Technology, Inc.
• 1982-10-01 Sold (Public Records) $27,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,811 · +5.0% YoY. Source: county tax records.