1405 N Lang St · Claremore, OK 74017

$165,000

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 127 Days on market

Built 1973 6,901 sqft lot Est $148k · 12% 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 +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very cute, updated and cozy home. 3 BR, 1 BA, Privacy Fenced back yard. HVAC new in Sept. 2021, New custom built kitchen cabinets and bathroom cabinet in 2019, new flooring throughout in 2019, new paint 2019. Security system stays. This home is move-in ready and will not last long.

Key facts

• 6,901 sq ft lot
• Garage
• Built 1973

Property features AI

Finance

• HOA & community: Gutter(s) noted as community feature

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Built with brick, vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio; Rain gutters; Shed(s); Partial privacy fencing

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher; Disposal
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Programmable thermostat; Casement windows; Storm windows; Storm door(s); Ventilation for improved indoor air quality; Electric range connection; Gas range connection; Smoke detector(s)
• Laundry & utility: Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $31 ($378/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 $138k (16.6% below list).
• Recommended offer: $138k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: schools D, amenities F, commute F.
• 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.
• Market conditions: Rents rising (+2.6%/yr); 181 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 127 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $137,651 (16.6% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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?
7. 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.
8. 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.
9. 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: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $147,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 W 16th St	0.36mi	3/1.0	932 (+2%)	2mo	$149,950	$161	79
826 N Owalla Ave	0.22mi	2/1.0 (-1)	864 (-6%)	9mo	$130,000	$150	67
1102 W 16th Pl	0.35mi	3/1.5	934 (+2%)	22mo	$136,000	$146	61
125 E Powell St	0.70mi	3/1.0	946 (+3%)	3mo	$174,000	$184	60
1126 W 16th Pl	0.42mi	3/1.5	1,013 (+10%)	4mo	$182,000	$180	58
1117 W Chambers Ct	0.39mi	3/1.5	1,009 (+10%)	12mo	$161,500	$160	53
718 N Cherokee Ave	0.51mi	2/1.0 (-1)	1,020 (+11%)	5mo	$150,000	$147	49
230 N Davis Ave	0.56mi	3/1.5	1,048 (+14%)	0mo	$200,000	$191	48
514 N Weenonah Ave W	0.68mi	2/1.0 (-1)	876 (-5%)	10mo	$115,000	$131	48
213 N Moore Ave	0.66mi	2/1.0 (-1)	989 (+8%)	15mo	$145,000	$147	39
105 W 7th St	0.74mi	2/1.0 (-1)	858 (-6%)	14mo	$150,000	$175	38
123 W 9th St	0.67mi	2/1.0 (-1)	818 (-11%)	17mo	$184,900	$226	31

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-25,286
• Equity at exit: $24,602

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-21,697
• Equity at exit: $14,266

Cash invested: $46,200 (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: 181
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $31

Break-even live

Break-even rent $1,337

Max offer price $165,000

Occupancy floor 93%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 W Brooks St Unit A Claremore, OK	2.0	1.0	850	$1,275	$1.50	2d	1	0.80mi
318 E Will Rogers Blvd Claremore, OK	2.0	1.0	1028	$1,300	$1.26	10d	1	1.05mi
317 E Will Rogers Blvd Claremore, OK	2.0	2.0	996	$1,475	$1.48	10d	1	1.06mi
644 Earthside Dr Apt B Claremore, OK	2.0	1.5	950	$900	$0.95	10d	1	1.33mi

Listing history 32 events

1. 2026-06-18
   days on market $165,000 Active 127 DOM
2. 2026-06-17
   days on market $165,000 Active 126 DOM
3. 2026-06-16
   days on market $165,000 Active 125 DOM
4. 2026-06-15
   days on market $165,000 Active 124 DOM
5. 2026-06-13
   days on market $165,000 Active 122 DOM
6. 2026-06-10
   days on market $165,000 Active 119 DOM
7. 2026-06-09
   days on market $165,000 Active 118 DOM
8. 2026-06-08
   days on market $165,000 Active 117 DOM
9. 2026-06-07
   days on market $165,000 Active 116 DOM
10. 2026-06-05
    days on market $165,000 Active 113 DOM
11. 2026-06-03
    days on market $165,000 Active 112 DOM
12. 2026-06-02
    days on market $165,000 Active 111 DOM
13. 2026-06-01
    days on market $165,000 Active 110 DOM
14. 2026-05-31
    days on market $165,000 Active 109 DOM
15. 2026-04-16
    price $165,000
16. 2026-03-12
    price $175,000
17. 2026-02-11
    listed $180,000 Active
18. 2022-04-11
    soldstatus $137,000 Closed 283-char remark

    Show marketing remark (283 chars)

    Very cute, updated and cozy home. 3 BR, 1 BA, Privacy Fenced back yard. HVAC new in Sept. 2021, New custom built kitchen cabinets and bathroom cabinet in 2019, new flooring throughout in 2019, new paint 2019. Security system stays. This home is move-in ready and will not last long.

19. 2022-03-08
    status Pending 283-char remark

    Show marketing remark (283 chars)

    Very cute, updated and cozy home. 3 BR, 1 BA, Privacy Fenced back yard. HVAC new in Sept. 2021, New custom built kitchen cabinets and bathroom cabinet in 2019, new flooring throughout in 2019, new paint 2019. Security system stays. This home is move-in ready and will not last long.

20. 2022-03-05
    listed $125,000 Active 283-char remark

    Show marketing remark (283 chars)

    Very cute, updated and cozy home. 3 BR, 1 BA, Privacy Fenced back yard. HVAC new in Sept. 2021, New custom built kitchen cabinets and bathroom cabinet in 2019, new flooring throughout in 2019, new paint 2019. Security system stays. This home is move-in ready and will not last long.

21. 2019-03-18
    soldstatus $78,500
22. 2019-03-13
    soldstatus $78,100 Closed 274-char remark

    Show marketing remark (274 chars)

    Cute home conveniently located just off Blue Starr Drive. New interior paint. Huge hard with shed and covered patio, full privacy fencing. Original vintage kitchen cabinets, lots of natural light. Updated central heat and air and water heater. Tons of potential - must see!!

23. 2019-02-14
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Cute home conveniently located just off Blue Starr Drive. New interior paint. Huge hard with shed and covered patio, full privacy fencing. Original vintage kitchen cabinets, lots of natural light. Updated central heat and air and water heater. Tons of potential - must see!!

24. 2019-02-11
    listed $72,000 Active 274-char remark

    Show marketing remark (274 chars)

    Cute home conveniently located just off Blue Starr Drive. New interior paint. Huge hard with shed and covered patio, full privacy fencing. Original vintage kitchen cabinets, lots of natural light. Updated central heat and air and water heater. Tons of potential - must see!!

25. 2014-05-22
    soldstatus $69,000
26. 2014-05-19
    soldstatus $69,000
27. 2014-04-13
    historical
28. 2014-04-03
    listed $69,900
29. 2014-03-18
    historical
30. 2014-03-11
    listed $70,000
31. 2014-02-17
    historical
32. 2013-08-16
    listed $70,000

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$22/yr (+$2/mo · 1.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 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: $16,518
• − Mortgage interest: −$9,243
• − Property taxes: −$1,463
• − Insurance: −$825
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,800
• Taxable loss: −$2,455
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $967/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

+135.7% since first listed

18 events — show timeline

• 2026-04-16 Price Changed $165,000 MLS Technology, Inc.
• 2026-03-12 Price Changed $175,000 MLS Technology, Inc.
• 2026-02-11 Listed $180,000 MLS Technology, Inc.
• 2022-04-11 Sold (MLS) $137,000 MLS Technology, Inc.
• 2022-03-08 Pending — MLS Technology, Inc.
• 2022-03-05 Listed $125,000 MLS Technology, Inc.
• 2019-03-18 Sold (Public Records) $78,500 Public Records
• 2019-03-13 Sold (MLS) $78,100 MLS Technology, Inc.
• 2019-02-14 Pending — MLS Technology, Inc.
• 2019-02-11 Listed $72,000 MLS Technology, Inc.
• 2014-05-22 Sold (Public Records) $69,000 Public Records
• 2014-05-19 Sold (MLS) $69,000 MLS Technology, Inc.
• 2014-04-13 Listing Removed — MLS Technology, Inc.
• 2014-04-03 Listed $69,900 MLS Technology, Inc.
• 2014-03-18 Listing Removed — MLS Technology, Inc.
• 2014-03-11 Listed $70,000 MLS Technology, Inc.
• 2014-02-17 Listing Removed — MLS Technology, Inc.
• 2013-08-16 Listed $70,000 MLS Technology, Inc.

Property tax history

+9.7%/yr

Latest (2025): $1,463 · +5.0% YoY. Source: county tax records.