221 N Dorothy Ave · Claremore, OK 74017

$115,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 203 Days on market

Built 1950 8,700 sqft lot Est $150k · 23% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for your next investment with a renter already in place? Several updates over the years, most recently a new hot water tank. Nice corner lot with several new construction properties around it.

Key facts

• Refreshed flooring
• New roof
• Corner lot

Tags

• NEW ROOF
• UPDATED EXTERIOR SIDING
• NEW WINDOWS
• REFRESHED FLOORING
• CORNER LOT

Property features AI

Exterior

• Parking: Gravel driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry on first floor
• Construction: Built (year per public records); Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered porch; Gravel driveway; Corner lot; Near Claremore Lake (less than 1 mile)

Interior

• Kitchen: Cooktop; Oven; Range; Electric oven/range connections
• Bedrooms: Master bedroom (first floor); Bedroom (first floor)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace (gas); Window cooling units
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows
• Laundry & utility: Washer hookup; Utility room (first floor)

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$149,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Claremont Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 393 students, 0% FRL); Will Rogers Jhs (math 20% / reading 23%, grade F, #146 of 345 statewide, top 43%, 807 students, 0% FRL); Claremore Hs (math 22% / reading 35%, grade F, #121 of 447 statewide, top 27%, 1,285 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.6%/yr); 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $149,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 E 8th St	0.50mi	2/1.5	972 (+6%)	1mo	$97,000	$100	64
426 E 10th St	0.40mi	2/1.0	988 (+7%)	10mo	$120,000	$121	61
508 E 11th St	0.43mi	3/1.0 (+1)	876 (-5%)	8mo	$75,000	$86	60
1213 N Oklahoma Ave	0.74mi	2/1.0	950 (+3%)	2mo	$115,000	$121	59
514 N Weenonah Ave W	0.65mi	2/1.0	876 (-5%)	10mo	$115,000	$131	54
1005 N Osage Ave	0.52mi	2/1.0	998 (+8%)	12mo	$115,000	$115	52
805 E Comet St	0.72mi	2/1.0	850 (-8%)	8mo	$150,000	$176	47
1119 N Kansas Ave	0.62mi	3/1.0 (+1)	840 (-9%)	6mo	$162,000	$193	47
425 S Normal Ave	0.40mi	3/1.0 (+1)	1,044 (+14%)	11mo	$169,900	$163	44
201 E 1st St	0.59mi	2/1.0	802 (-13%)	11mo	$140,000	$175	42
1206 N Sioux Ave	0.69mi	3/1.0 (+1)	1,020 (+11%)	8mo	$167,500	$164	38
209 E Falletti Ave	0.73mi	3/1.5 (+1)	1,018 (+11%)	10mo	$195,000	$192	33

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,820
• Equity at exit: $17,147

10-year hold

• IRR: 12.3%
• Equity multiple: 1.95×
• Total profit: $30,714
• Equity at exit: $9,943

Cash invested: $32,200 (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: 184
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $361

Break-even live

Break-even rent $894

Max offer price $115,000

Occupancy floor 68%

Sensitivity live

Price	-10% $426	-5% $394	+0% $361	+5% $329	+10% $296
Rent	-10% $254	-5% $308	+0% $361	+5% $415	+10% $468
Rate	-1.0pp $419	-0.5pp $390	base $361	+0.5pp $331	+1.0pp $301

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 E Will Rogers Blvd Claremore, OK	2.0	1.0	1028	$1,300	$1.26	12d	1	0.39mi
317 E Will Rogers Blvd Claremore, OK	2.0	2.0	996	$1,475	$1.48	12d	1	0.41mi
1222 W Brooks St Unit A Claremore, OK	2.0	1.0	850	$1,275	$1.50	3d	1	1.40mi

Listing history 35 events

1. 2026-06-22
   days on market $115,000 Active 203 DOM
2. 2026-06-18
   days on market $115,000 Active 200 DOM
3. 2026-06-17
   days on market $115,000 Active 199 DOM
4. 2026-06-16
   days on market $115,000 Active 198 DOM
5. 2026-06-15
   days on market $115,000 Active 197 DOM
6. 2026-06-13
   days on market $115,000 Active 195 DOM
7. 2026-06-10
   days on market $115,000 Active 192 DOM
8. 2026-06-09
   days on market $115,000 Active 191 DOM
9. 2026-06-08
   days on market $115,000 Active 190 DOM
10. 2026-06-07
    days on market $115,000 Active 189 DOM
11. 2026-06-05
    days on market $115,000 Active 186 DOM
12. 2026-06-03
    days on market $115,000 Active 185 DOM
13. 2026-06-02
    days on market $115,000 Active 184 DOM
14. 2026-06-01
    days on market $115,000 Active 183 DOM
15. 2026-05-31
    days on market $115,000 Active 182 DOM
16. 2026-05-01
    status Active
17. 2026-05-01
    status Pending
18. 2026-04-17
    status Active
19. 2026-04-17
    price $115,000
20. 2026-04-06
    status Pending
21. 2025-11-13
    listed $120,000 Active
22. 2025-11-09
    historical
23. 2025-09-20
    listed $125,000 Active
24. 2024-10-09
    soldstatus $65,000
25. 2024-10-07
    soldstatus $65,000 Closed 199-char remark

    Show marketing remark (199 chars)

    Ready for your next investment with a renter already in place? Several updates over the years, most recently a new hot water tank. Nice corner lot with several new construction properties around it.

26. 2024-07-26
    status Pending 199-char remark

    Show marketing remark (199 chars)

    Ready for your next investment with a renter already in place? Several updates over the years, most recently a new hot water tank. Nice corner lot with several new construction properties around it.

27. 2024-07-23
    listed $60,000 Active 199-char remark

    Show marketing remark (199 chars)

    Ready for your next investment with a renter already in place? Several updates over the years, most recently a new hot water tank. Nice corner lot with several new construction properties around it.

28. 2021-07-19
    status Pending
29. 2021-07-19
    historical
30. 2021-07-16
    price $60,000
31. 2021-07-15
    status Active
32. 2021-07-08
    status Pending
33. 2021-07-07
    listed $80,000 Active
34. 2014-06-26
    historical
35. 2014-06-02
    listed $54,900

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$374/yr (+$31/mo · 56.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,212
• − Mortgage interest: −$6,442
• − Property taxes: −$661
• − Insurance: −$575
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,345
• Taxable income: $2,594
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,712/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

+109.5% since first listed

20 events — show timeline

• 2026-05-01 Relisted — MLS Technology, Inc.
• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-17 Relisted — MLS Technology, Inc.
• 2026-04-17 Price Changed $115,000 MLS Technology, Inc.
• 2026-04-06 Pending — MLS Technology, Inc.
• 2025-11-13 Listed $120,000 MLS Technology, Inc.
• 2025-11-09 Listing Removed — MLS Technology, Inc.
• 2025-09-20 Listed $125,000 MLS Technology, Inc.
• 2024-10-09 Sold (Public Records) $65,000 Public Records
• 2024-10-07 Sold (MLS) $65,000 MLS Technology, Inc.
• 2024-07-26 Pending — MLS Technology, Inc.
• 2024-07-23 Listed $60,000 MLS Technology, Inc.
• 2021-07-19 Pending — MLS Technology, Inc.
• 2021-07-19 Listing Removed — MLS Technology, Inc.
• 2021-07-16 Price Changed $60,000 MLS Technology, Inc.
• 2021-07-15 Relisted — MLS Technology, Inc.
• 2021-07-08 Pending — MLS Technology, Inc.
• 2021-07-07 Listed $80,000 MLS Technology, Inc.
• 2014-06-26 Listing Removed — MLS Technology, Inc.
• 2014-06-02 Listed $54,900 MLS Technology, Inc.

Property tax history

+5.8%/yr

Latest (2025): $661 · +55.5% YoY. Source: county tax records.