1006 E Mcleod Ave · Sapulpa, OK 74066

$82,500

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 18 Days on market

Built 1938 7,501 sqft lot Est $148k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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

Investor special or perfect project home in Sapulpa. Property is being sold AS-IS and will require a CASH BUYER. Home needs updates and some work throughout, offering a solid opportunity for renovation, rental, or resale. Home has a metal roof. Spacious lot with a 10 x 20 shop, detached garage, and potential for improvement. Conveniently located near schools, parks, and downtown Sapulpa. Buyer to verify all information. No repairs will be made by seller.

Key facts

• Metal roof
• 10 x 20 shop
• Detached garage

Tags

• METAL ROOF
• 10 X 20 SHOP
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached or attached 1-car garage with workshop space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: One-story home; North-facing; Crawlspace foundation
• Construction: Metal roof; Vinyl siding with wood frame construction; Built per public records
• Exterior features: Concrete driveway; Covered porch; Porch; Gazebo; Satellite dish; Chain link fencing

Interior

• Kitchen: Eat-in kitchen; Oven; Range / Stove
• Bedrooms: Master bedroom with walk-in closet (first floor); Additional bedroom without bath (first floor)
• Bathrooms: Hall full bathroom with bathtub (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; High-speed internet available; Cable TV wiring; Wired for data; Laminate counters; Gas oven connection; Vinyl windows
• Laundry & utility: Utility room with inside separate entry (first floor); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: schools F, amenities F, commute 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.
• Market conditions: 196 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $570 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 34y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,262 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.65% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.36%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $148,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 N Linden St	0.11mi	2/1.0 (-1)	1,333 (-1%)	4mo	$168,500	$126	81
1002 E Line Ave	0.12mi	2/1.0 (-1)	1,420 (+5%)	1mo	$85,000	$60	76
207 S Walnut St	0.49mi	3/1.5	1,376 (+2%)	2mo	$188,000	$137	70
204 S Birch St	0.36mi	3/1.0	1,454 (+8%)	2mo	$160,000	$110	64
204 N Elm St	0.55mi	3/1.0	1,298 (-4%)	0mo	$85,000	$65	63
1009 E Thompson Ave	0.27mi	4/1.0 (+1)	1,234 (-9%)	1mo	$145,000	$118	63
409 N Ridgeway St	0.30mi	2/1.0 (-1)	1,239 (-8%)	0mo	$110,000	$89	63
1201 E Cleveland Ave	0.64mi	3/1.0	1,364 (+1%)	3mo	$103,000	$76	62
1002 E Thompson Ave	0.30mi	3/1.5	1,529 (+13%)	1mo	$144,500	$95	61
1024 E Lee Ave	0.23mi	2/2.0 (-1)	1,540 (+14%)	0mo	$233,000	$151	61
1344 E Lincoln Ave	0.59mi	2/1.0 (-1)	1,260 (-7%)	3mo	$106,500	$85	50
1509 E Jones Ave	0.72mi	3/1.5	1,506 (+12%)	2mo	$197,000	$131	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 1.98×
• Total profit: $22,618
• Equity at exit: $12,301

10-year hold

• IRR: 31.7%
• Equity multiple: 3.86×
• Total profit: $65,993
• Equity at exit: $7,133

Cash invested: $23,100 (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: 196
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$433
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $565

Break-even live

Break-even rent $649

Max offer price $82,500

Occupancy floor 54%

Sensitivity live

Price	-10% $612	-5% $589	+0% $565	+5% $542	+10% $519
Rent	-10% $457	-5% $511	+0% $565	+5% $619	+10% $673
Rate	-1.0pp $607	-0.5pp $586	base $565	+0.5pp $544	+1.0pp $522

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 N Division St Sapulpa, OK	3.0	2.0	1237	$1,300	$1.05	16d	1	0.18mi
925 E Thompson Ave Sapulpa, OK	3.0	1.0	1416	$1,450	$1.02	11d	1	0.27mi
925 E Thompson Ave Sapulpa, OK	3.0	1.0	1416	$1,450	$1.02	2d	1	0.27mi
405 S Maple St Unit F Sapulpa, OK	2.0	1.0	1280	$955	$0.75	2d	1	0.53mi
405 S Maple St Unit F Sapulpa, OK	2.0	1.0	1280	$955	$0.75	16d	1	0.53mi
418 S Water St Sapulpa, OK	3.0	1.0	1166	$1,300	$1.11	11d	1	0.84mi
726 S Apple St Sapulpa, OK	4.0	2.0	1693	$1,750	$1.03	19d	1	0.87mi
919 S Mission St Sapulpa, OK	2.0–3.0	1.0–2.0	950	$1,125	$1.18	2d	2	0.94mi

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-05-13
   price $82,500
3. 2026-04-30
   listed $99,000 Active
4. 1992-07-15
   historical
5. 1992-01-20
   listed $28,500

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$190/yr (+$16/mo · 34.5%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $16,379
• − Mortgage interest: −$4,621
• − Property taxes: −$552
• − Insurance: −$412
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,400
• Taxable income: $5,772
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $5,398/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

• Census place: Sapulpa, OK
• 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

+189.5% since first listed

5 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-13 Price Changed $82,500 MLS Technology, Inc.
• 2026-04-30 Listed $99,000 MLS Technology, Inc.
• 1992-07-15 Listing Removed — MLS Technology, Inc.
• 1992-01-20 Listed $28,500 MLS Technology, Inc.

Property tax history

+3.5%/yr

Latest (2025): $552 · +3.0% YoY. Source: county tax records.