2702 Woodstone Dr · Catoosa, OK 74015

$110,000

4 bd · 3.0 ba · 2,397 sqft · SingleFamily public records · 8 Days on market

Built 2020

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Why this score? — see what drove the C 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 +22.0/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0
• Schools +1.5/10.0

Listing remarks MLS

This beautiful 4-bedroom 3-bath home offers peaceful views and a relaxing atmosphere. The versatile 4th bedroom is perfect as a home office or guest room—and don’t miss the two hidden closets tucked behind wall mirrors for extra storage and a fun surprise! The open-concept kitchen and living area are ideal for entertaining, with seamless access to the covered patio and spacious backyard. A built-in bar area adds a stylish and functional touch—truly a must-see feature! With a roof that's only 4 years old, this home is move-in ready and full of character. Come discover all the charm and comfort this incredible property has to offer!

Key facts

• Hardwood flooring
• High hilltop lot
• Built 2020

Tags

• HIGH HILLTOP LOT
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.2% vs local median 2.4% in Catoosa — 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 61/100 on livability (#295 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools F, amenities F.
• Catoosa (suburban): math 15% / reading 18% proficiency, ranked #195 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 76 active listings in the ZIP; 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 $761 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• 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 $110,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.30% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $393,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2702 Woodstone Dr	0.00mi	4/3.0	2,397 (0%)	9mo	$385,000	$161	93
2792 Stoney Ct	0.12mi	4/2.5	2,413 (+1%)	10mo	$345,000	$143	83
2921 N Front Rd	0.25mi	3/2.0 (-1)	2,345 (-2%)	2mo	$385,000	$164	74
19148 E Chinquapin Dr	0.25mi	3/2.5 (-1)	2,278 (-5%)	4mo	$365,000	$160	70
2619 Woodstone Dr	0.10mi	3/2.0 (-1)	2,098 (-12%)	2mo	$355,000	$169	64
3051 N Dogwood Dr	0.35mi	4/2.5	2,129 (-11%)	0mo	$375,000	$176	63
19009 E Round Mountain Rd	0.61mi	4/2.5	2,382 (-1%)	14mo	$429,900	$180	57
18960 E Ridgeline Rd	0.50mi	4/2.0	2,277 (-5%)	11mo	$435,000	$191	55
2958 N Dogwood Dr	0.35mi	4/3.0	2,696 (+12%)	10mo	$409,000	$152	55
207 N Valley Dr	0.61mi	4/2.5	2,184 (-9%)	0mo	$295,000	$135	54
201 N Valley Dr	0.62mi	4/2.5	2,184 (-9%)	0mo	$295,000	$135	54
3075 N Front Rd	0.35mi	3/2.0 (-1)	2,144 (-11%)	12mo	$380,000	$177	47

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-6,485
• Equity at exit: $16,401

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $9,349
• Equity at exit: $9,511

Cash invested: $30,800 (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 74015

• Home prices YoY: -2.0%
• Active inventory: 76
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$334 /mo · $4,006/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $176

Break-even live

Break-even rent $1,211

Max offer price $110,000

Occupancy floor 83%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-15
   days on market $110,000 Active 8 DOM
2. 2026-06-13
   days on market $110,000 Active 6 DOM
3. 2026-06-13
   days on market $110,000 Active 5 DOM
4. 2026-06-10
   days on market $110,000 Active 3 DOM
5. 2026-06-09
   days on market $110,000 Active 2 DOM
6. 2026-06-08
   remarks 238-char remark
7. 2026-06-08
   listed $110,000 Active 1 DOM

ⓘ 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: $4,006 · $334/mo
• Projected year-2 tax: $4,006 · $334/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,200
• − Mortgage interest: −$6,162
• − Property taxes: −$4,006
• − Insurance: −$550
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,200
• Taxable income: $530
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $1,982/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: Catoosa
• NCES district ID: 4006870
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 18% ▼ -8.00%
• Median HH income: $52,968
• Composite: 15.29/100
• National rank: #9330
• State rank: #195 of 270 in OK

Livability — Catoosa

• Score: 61/100
• State rank: #295
• US rank: #17666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catoosa, OK
• Population (ZIP): 8,653

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 0.59)
• Race & ethnicity: White 63% Two or more races 17% Native American 12% Hispanic / Latino 11% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% Other Asian/Pacific 2%

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: ▼ -6.46%
• Current HPI: 310.9
• Rent YoY: —
• Metro: —
• 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

+266.7% since first listed

26 events — show timeline

• 2026-06-08 Listed $110,000 FSBO.com
• 2025-10-07 Sold (Public Records) $385,000 Public Records
• 2025-10-03 Sold (MLS) $385,000 MLS Technology, Inc.
• 2025-09-02 Pending — MLS Technology, Inc.
• 2025-08-14 Price Changed $399,000 MLS Technology, Inc.
• 2025-06-30 Listed $405,000 MLS Technology, Inc.
• 2022-04-27 Sold (Public Records) $355,000 Public Records
• 2020-06-10 Sold (Public Records) $289,000 Public Records
• 2018-03-15 Sold (MLS) $164,850 MLS Technology, Inc.
• 2018-01-23 Pending — MLS Technology, Inc.
• 2018-01-17 Relisted — MLS Technology, Inc.
• 2018-01-15 Listing Removed — MLS Technology, Inc.
• 2018-01-10 Relisted — MLS Technology, Inc.
• 2018-01-09 Relisted — MLS Technology, Inc.
• 2018-01-08 Listing Removed — MLS Technology, Inc.
• 2018-01-05 Listing Removed — MLS Technology, Inc.
• 2017-12-29 Listed $162,200 MLS Technology, Inc.
• 1999-08-16 Sold (MLS) $180,000 MLS Technology, Inc.
• 1999-08-01 Sold (Public Records) $180,000 Public Records
• 1999-07-26 Listing Removed — MLS Technology, Inc.
• 1999-05-12 Listed $195,000 MLS Technology, Inc.
• 1999-05-06 Listing Removed — MLS Technology, Inc.
• 1999-01-13 Listing Removed — MLS Technology, Inc.
• 1999-01-13 Listed $195,000 MLS Technology, Inc.
• 1998-07-13 Listed $195,000 MLS Technology, Inc.
• 1998-06-01 Sold (Public Records) $30,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,006 · -4.5% YoY. Source: county tax records.