13940 S Dogwood St · Glenpool, OK 74033

$180,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 2 Days on market

Built 1972 0.57 ac lot Est $169k · 6% over

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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 +15.0/30.0
• DSCR +4.6/10.0
• ARV discount +4.6/15.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

Key facts

• New bedroom doors
• New front door
• Updated hvac

Tags

• NEW BEDROOM DOORS
• NEW FRONT DOOR
• NEW INTERIOR GARAGE DOOR
• PARTIALLY HEATED FLOORS
• NEARLY COMPLETE BATHROOM
• UPDATED HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $57 ($679/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 $149k (17.3% below list).
• Recommended offer: $149k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Glenpool — 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 70/100 on livability (#39 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Glenpool (suburban): math 25% / reading 27% proficiency, ranked #78 of 270 in OK (top 29%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 162 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; 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 $5k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $129k; 40% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,878 (17.3% below list)

Questions for the listing agent

1. Built in 1972 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $169,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13940 S Dogwood St	0.00mi	3/1.0	1,050 (0%)	1mo	$190,000	$181	99
578 E 138th Pl	0.27mi	3/1.5	1,139 (+8%)	0mo	$219,000	$192	71
475 E 138th Pl	0.24mi	3/1.5	1,158 (+10%)	6mo	$175,200	$151	65
590 E 134th Pl	0.56mi	3/1.0	1,028 (-2%)	6mo	$182,000	$177	65
109 E 149th St	0.69mi	3/1.0	1,029 (-2%)	2mo	$180,000	$175	63
660 E 143rd St	0.47mi	2/1.0 (-1)	1,084 (+3%)	7mo	$175,000	$161	62
306 E 136th Pl	0.32mi	3/1.5	1,143 (+9%)	8mo	$192,000	$168	62
13804 S Glen Pl	0.31mi	3/1.5	1,188 (+13%)	0mo	$182,000	$153	61
280 E 147th St	0.56mi	3/2.0	1,096 (+4%)	4mo	$150,000	$137	59
14324 S Dogwood St	0.24mi	4/1.5 (+1)	1,186 (+13%)	7mo	$175,000	$148	54
14105 S Hickory Pl	0.41mi	3/1.5	914 (-13%)	6mo	$130,000	$142	52
1057 E 144th St	0.75mi	3/1.5	1,181 (+12%)	6mo	$177,000	$150	37

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-25,616
• Equity at exit: $26,839

10-year hold

• IRR: -5.5%
• Equity multiple: 0.65×
• Total profit: $-17,882
• Equity at exit: $15,563

Cash invested: $50,400 (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 74033

• Home prices YoY: -18.8%
• Active inventory: 162
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $57

Break-even live

Break-even rent $1,417

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $159	-5% $108	+0% $57	+5% $6	+10% $-45
Rent	-10% $-61	-5% $-2	+0% $57	+5% $115	+10% $174
Rate	-1.0pp $147	-0.5pp $102	base $57	+0.5pp $10	+1.0pp $-37

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13743 S Fern St Glenpool, OK	3.0	1.5	1139	$1,450	$1.27	11d	1	0.26mi
13486 S Fern St Glenpool, OK	3.0	1.0	976	$1,245	$1.28	2d	1	0.55mi
14900 S Birch St Glenpool, OK	1.0–2.0	1.0	842	$875	$1.04	2d	1	0.78mi

Listing history 18 events

1. 2026-04-25
   status Pending
2. 2026-04-23
   listed $180,000 Active
3. 2020-01-03
   soldstatus $129,000
4. 2019-12-31
   soldstatus $129,000 Closed 334-char remark

   Show marketing remark (334 chars)

   Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

5. 2019-11-21
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

6. 2019-11-13
   status Active 334-char remark

   Show marketing remark (334 chars)

   Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

7. 2019-11-06
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

8. 2019-10-16
   price $129,000 334-char remark

   Show marketing remark (334 chars)

   Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

9. 2019-10-16
   price $130,000 334-char remark

   Show marketing remark (334 chars)

   Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

10. 2019-09-30
    price $132,000 334-char remark

    Show marketing remark (334 chars)

    Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

11. 2019-09-30
    price $130,000 334-char remark

    Show marketing remark (334 chars)

    Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

12. 2019-09-18
    price $137,500 334-char remark

    Show marketing remark (334 chars)

    Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

13. 2019-09-04
    price $140,000 334-char remark

    Show marketing remark (334 chars)

    Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

14. 2019-09-04
    price $137,500 334-char remark

    Show marketing remark (334 chars)

    Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

15. 2019-08-05
    listed $140,000 Active 334-char remark

    Show marketing remark (334 chars)

    Move in ready. Full remodel on 1/2 acre corner lot. Timeless remodel w/ exotic granite, dark engineered floors, new roof. Windows, Concrete driveway, lighting, full kitchen remodel! Home has second side entrance perfect for boat/RV storage, shop entrance, no HOA!! Property has 30x20 concrete pad in back! Don't miss this opportunity.

16. 2019-06-21
    historical
17. 2018-12-27
    listed $145,000 Active
18. 2016-02-01
    soldstatus $50,000

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$413/yr (+$34/mo · 34.2%)

ⓘ 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 ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,865
• − Mortgage interest: −$10,083
• − Property taxes: −$1,207
• − Insurance: −$900
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$5,236
• Taxable loss: −$2,419
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $1,260/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: Glenpool
• NCES district ID: 4012720
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $60,823
• Composite: 23.92/100
• National rank: #7789
• State rank: #78 of 270 in OK

Livability — Glenpool

• Score: 70/100
• State rank: #39
• US rank: #7699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenpool, OK
• County: Tulsa County · 640,811 people
• City population: 13,745
• Metro: Tulsa, OK
• Population (ZIP): 13,745
• Household income: $80,542
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 288.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 61% Two or more races 17% Hispanic / Latino 11% Native American 7% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Philippines, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -51.90%
• Current HPI: 223.9379
• 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

+260.0% since first listed

18 events — show timeline

• 2026-04-25 Pending — MLS Technology, Inc.
• 2026-04-23 Listed $180,000 MLS Technology, Inc.
• 2020-01-03 Sold (Public Records) $129,000 Public Records
• 2019-12-31 Sold (MLS) $129,000 MLS Technology, Inc.
• 2019-11-21 Pending — MLS Technology, Inc.
• 2019-11-13 Relisted — MLS Technology, Inc.
• 2019-11-06 Pending — MLS Technology, Inc.
• 2019-10-16 Price Changed $129,000 MLS Technology, Inc.
• 2019-10-16 Price Changed $130,000 MLS Technology, Inc.
• 2019-09-30 Price Changed $132,000 MLS Technology, Inc.
• 2019-09-30 Price Changed $130,000 MLS Technology, Inc.
• 2019-09-18 Price Changed $137,500 MLS Technology, Inc.
• 2019-09-04 Price Changed $140,000 MLS Technology, Inc.
• 2019-09-04 Price Changed $137,500 MLS Technology, Inc.
• 2019-08-05 Listed $140,000 MLS Technology, Inc.
• 2019-06-21 Listing Removed — MLS Technology, Inc.
• 2018-12-27 Listed $145,000 MLS Technology, Inc.
• 2016-02-01 Sold (Public Records) $50,000 Public Records

Property tax history

+4.9%/yr

Latest (2019): $1,207 · +5.5% YoY. Source: county tax records.