14902 E 90th Pl N · Owasso, OK 74055

$225,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 12 Days on market

Built 2000 7,486 sqft lot Est $208k · 8% over $11/mo HOA · 1% of rent

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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 +12.7/30.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• ARV discount +3.7/15.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New HVAC April 2026, newly remodeled including new flooring, new paint, new granite countertops in kitchen and baths and on the custom built-in desks in the two bedrooms. Sooo cute, full 3/2/2 in Owasso schools and Rogers County. Huge full bath in the hallway between the bedrooms, walk-in closets, the Master is large and has split sides closet (his/hers) and the garage is extended for mini shop area or to fit a large vehicle. Big lot with mature trees. Great neighborhood to walk to Centennial Park and the neighborhood pool. Stop by and see this little gem, it wont last long.

Key facts

• New hvac
• New flooring
• New paint

Tags

• NEW HVAC
• NEWLY REMODELED
• NEW FLOORING
• NEW PAINT
• NEW GRANITE COUNTERTOPS
• CUSTOM BUILT-IN DESKS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee; Community amenities: clubhouse, park, pool, trails

Exterior

• Parking: Attached garage with 2 spaces; Garage includes storage and workshop space
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone available
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Built (year source: appraiser)
• Exterior features: Covered patio and porch; Concrete driveway; Partial privacy fencing; Mature trees

Interior

• Kitchen: Island; Breakfast nook; Pantry; Dishwasher; Disposal; Microwave; Oven; Range
• Bedrooms: Primary bedroom with private bath (first level); Two additional bedrooms without attached baths (first level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms; Hall full bath
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Storm doors; Granite counters; Ceiling fans; Electric and gas range connections; Gas oven connection
• Laundry & utility: Washer hookup; Gas dryer hookup; Separate utility room in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-27 ($-319/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (24.0% below list).
• Recommended offer: $171k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $175k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,959 (24.0% below list)

Questions for the listing agent

1. 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?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $207,552
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14901 E 90th St N	0.03mi	3/2.0	1,104 (0%)	9mo	$215,000	$195	91
14901 E 89th Pl	0.08mi	3/2.0	1,172 (+6%)	0mo	$224,000	$191	86
14905 E 89th Pl N	0.08mi	3/2.0	1,172 (+6%)	3mo	$220,000	$188	84
14907 E 89th Pl N	0.08mi	3/2.0	1,124 (+2%)	14mo	$196,000	$174	82
14901 E 90th Pl N	0.03mi	3/2.0	1,121 (+2%)	22mo	$187,000	$167	78
14905 E 89th St	0.13mi	3/2.0	1,098 (-0%)	20mo	$208,500	$190	77
14902 E 89th Pl N	0.10mi	3/2.0	1,184 (+7%)	9mo	$215,000	$182	76

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-40,075
• Equity at exit: $33,548

10-year hold

• IRR: -12.6%
• Equity multiple: 0.29×
• Total profit: $-44,797
• Equity at exit: $19,454

Cash invested: $63,000 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$94
• HOA: −$11
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-27

Break-even live

Break-even rent $1,743

Max offer price $220,301

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $37	+0% $-27	+5% $-90	+10% $-154
Rent	-10% $-162	-5% $-94	+0% $-27	+5% $41	+10% $108
Rate	-1.0pp $87	-0.5pp $31	base $-27	+0.5pp $-85	+1.0pp $-144

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14700 E 88th Pl N Owasso, OK	1.0–2.0	1.0–2.0	949	$1,685	$1.77	2d	19	0.25mi
8309 N 144th E Ave Owasso, OK	1.0–2.0	1.0–2.0	818	$1,215	$1.48	2d	1	0.78mi
13600 E 84th St N Owasso, OK	1.0–2.0	1.0–2.0	790	$2,210	$2.80	2d	1	1.10mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-21
   price $225,000
2. 2026-05-16
   price $228,000
3. 2026-05-15
   listed $228,288 Active
4. 2025-03-03
   soldstatus $175,000
5. 2025-02-27
   listed $185,000

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$915/yr (+$76/mo · 82.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $20,515
• − Mortgage interest: −$12,603
• − Property taxes: −$1,110
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − HOA: −$132
• − Depreciation: −$6,545
• Taxable loss: −$4,283
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $709/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 (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: 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 · 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: ▼ -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

+21.6% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $225,000 MLS Technology, Inc.
• 2026-05-16 Price Changed $228,000 MLS Technology, Inc.
• 2026-05-15 Listed $228,288 MLS Technology, Inc.
• 2025-03-03 Sold (Public Records) $175,000 Public Records
• 2025-02-27 Listed $185,000 MLS Technology, Inc.

Property tax history

+0.5%/yr

Latest (2025): $1,110 · +2.0% YoY. Source: county tax records.