207 W Claremore St · Claremore, OK 74017

$105,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 23 Days on market

Built 1950 7,685 sqft lot Est $147k · 28% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

seller is licensed agent, property is being sold as is

Key facts

• 7,685 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Faces north; Handicap accessible
• Construction: Metal roof; Wood siding with wood frame construction; Crawlspace foundation; Built according to public records
• Exterior features: Chain link fencing; No other exterior amenities listed

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heating present
• Interior features: Accessible entrance; Laminate counters; No additional interior amenities listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $97k (7.2% below list).
• Recommended offer: $97k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Claremont Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 393 students, 0% FRL); Will Rogers Jhs (math 20% / reading 23%, grade F, #146 of 345 statewide, top 43%, 807 students, 0% FRL); Claremore Hs (math 22% / reading 35%, grade F, #121 of 447 statewide, top 27%, 1,285 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.6%/yr); 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).
• This rent is only 18% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 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

• It's been on market 23 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $42k; list at $105k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,429 (7.2% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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: 0.93% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $146,568
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 E 1st St	0.23mi	2/1.0	802 (+8%)	11mo	$140,000	$175	67
410 S Wewoka Ave	0.40mi	2/1.0	748 (+0%)	21mo	$95,000	$127	63
307 W 8th St	0.58mi	1/1.0 (-1)	760 (+2%)	4mo	$117,000	$154	61
614 E 5th St	0.73mi	2/1.0	704 (-5%)	2mo	$162,500	$231	55
706 S Perdue Ave	0.64mi	2/1.0	728 (-2%)	19mo	$154,000	$212	51
123 W 9th St	0.65mi	2/1.0	818 (+10%)	17mo	$184,900	$226	39
715 N Muskogee Ave	0.71mi	2/1.0	635 (-15%)	18mo	$125,000	$197	28

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-8,820
• Equity at exit: $15,656

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,724
• Equity at exit: $9,078

Cash invested: $29,400 (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 74017

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 184
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $135

Break-even live

Break-even rent $803

Max offer price $105,000

Occupancy floor 81%

Sensitivity live

Price	-10% $195	-5% $165	+0% $135	+5% $105	+10% $76
Rent	-10% $58	-5% $97	+0% $135	+5% $174	+10% $212
Rate	-1.0pp $188	-0.5pp $162	base $135	+0.5pp $108	+1.0pp $80

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 W Haskell St Unit F Claremore, OK	1.0	1.0	500	$700	$1.40	3d	1	0.70mi
1390 W Blue Starr Dr Unit B115 Claremore, OK	1.0	1.0	670	$949	$1.42	12d	1	1.16mi
22350 S 4150 Rd Apt G101 Claremore, OK	1.0	1.0	640	$900	$1.41	3d	1	1.35mi

Listing history 15 events

1. 2026-06-22
   days on market $105,000 Active 23 DOM
2. 2026-06-18
   days on market $105,000 Active 20 DOM
3. 2026-06-17
   days on market $105,000 Active 19 DOM
4. 2026-06-16
   days on market $105,000 Active 18 DOM
5. 2026-06-15
   days on market $105,000 Active 17 DOM
6. 2026-06-13
   days on market $105,000 Active 15 DOM
7. 2026-06-10
   days on market $105,000 Active 12 DOM
8. 2026-06-09
   days on market $105,000 Active 11 DOM
9. 2026-06-08
   days on market $105,000 Active 10 DOM
10. 2026-06-07
    days on market $105,000 Active 9 DOM
11. 2026-06-05
    days on market $105,000 Active 6 DOM
12. 2026-06-03
    days on market $105,000 Active 5 DOM
13. 2026-06-02
    days on market $105,000 Active 4 DOM
14. 2026-06-01
    days on market $105,000 Active 3 DOM
15. 2026-05-31
    days on market $105,000 Active 2 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: $482 · $40/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$463/yr (+$39/mo · 96.1%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,691
• − Mortgage interest: −$5,882
• − Property taxes: −$482
• − Insurance: −$525
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$3,055
• Taxable loss: −$122
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $1,651/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

+150.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $105,000 MLS Technology, Inc.
• 2001-03-15 Listing Removed — MLS Technology, Inc.
• 2000-12-29 Listed $89,000 MLS Technology, Inc.
• 2000-01-01 Sold (Public Records) $42,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $482 · +5.0% YoY. Source: county tax records.