30228 Water St · Bokoshe, OK 74930

$54,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 54 Days on market

Built 1930 0.26 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

This 3-bedroom, 1.5-bath Craftsman-style home offers a unique opportunity for investors or buyers looking to restore a classic property. Full of character and original charm, the home features hardwood floors, a covered front porch, and timeless architectural details. Situated on a spacious corner lot just three blocks from Bokoshe Public Schools, the property includes a large mature pecan tree that provides both shade and curb appeal. Additional features include a detached garage/workshop, a water well, and a storm shelter. The home does require significant repairs and updates, including a new roof, drywall repairs where ceiling damage has occurred, flooring repairs, and interior/exterior

Key facts

• Covered front porch
• Craftsman style home
• Water well

Tags

• CRAFTSMAN STYLE HOME
• COVERED FRONT PORCH
• LARGE MATURE PECAN TREE
• DETACHED GARAGE WORKSHOP
• WATER WELL
• STORM SHELTER

Property features AI

Exterior

• Parking: Detached garage; Gravel driveway; 1 covered parking space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family house; One story; Corner-facing lot
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Covered porch; Chain link fencing; Corner lot; Paved public road access

Interior

• Kitchen: Range
• Flooring: Wood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Window unit cooling
• Interior features: Wood-framed windows; Covered porch
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#602 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Bokoshe (rural): math 10% / reading 25% proficiency, ranked #452 of 513 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bokoshe Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 102 students, 0% FRL); Bokoshe Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 45 students, 0% FRL) — zoned schools average 0% FRL vs 88% district-wide (88 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($373 loan paydown + $2k appreciation (3.9% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $28k; list at $54k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $120,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23057 Bokoshe	0.22mi	2/2.0 (-1)	1,448 (+3%)	1mo	$125,000	$86	74
22788 Ralls Rock Ln	0.60mi	3/1.0	1,508 (+8%)	7mo	$90,000	$60	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.55×
• Total profit: $23,444
• Equity at exit: $27,052

10-year hold

• IRR: 26.0%
• Equity multiple: 4.98×
• Total profit: $60,229
• Equity at exit: $43,988

Cash invested: $15,120 (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 74930

• Home prices YoY: 1.4%
• Active inventory: 28
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $225

Break-even live

Break-even rent $415

Max offer price $54,000

Occupancy floor 63%

Sensitivity live

Price	-10% $256	-5% $241	+0% $225	+5% $210	+10% $195
Rent	-10% $170	-5% $198	+0% $225	+5% $253	+10% $281
Rate	-1.0pp $253	-0.5pp $239	base $225	+0.5pp $211	+1.0pp $197

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29920 Main St Unit 8 Bokoshe, OK	2.0	1.0	900	$700	$0.78	21d	1	0.32mi

Listing history 19 events

1. 2026-06-21
   days on market $54,000 Active 54 DOM
2. 2026-06-18
   days on market $54,000 Active 52 DOM
3. 2026-06-17
   days on market $54,000 Active 51 DOM
4. 2026-06-16
   days on market $54,000 Active 50 DOM
5. 2026-06-15
   days on market $54,000 Active 49 DOM
6. 2026-06-13
   days on market $54,000 Active 47 DOM
7. 2026-06-12
   days on market $54,000 Active 46 DOM
8. 2026-06-09
   days on market $54,000 Active 43 DOM
9. 2026-06-08
   days on market $54,000 Active 42 DOM
10. 2026-06-08
    days on market $54,000 Active 41 DOM
11. 2026-06-05
    days on market $54,000 Active 39 DOM
12. 2026-06-04
    days on market $54,000 Active 37 DOM
13. 2026-06-02
    days on market $54,000 Active 36 DOM
14. 2026-06-01
    days on market $54,000 Active 35 DOM
15. 2026-05-31
    days on market $54,000 Active 34 DOM
16. 2026-04-23
    listed $54,000 Active
17. 2025-12-07
    price $60,000
18. 2025-10-13
    listed $65,000 Active
19. 1998-10-28
    soldstatus $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: $264 · $22/mo
• Projected year-2 tax: $486 · $40/mo
• Expected delta: +$222/yr (+$18/mo · 84.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 5% 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: $8,400
• − Mortgage interest: −$3,025
• − Property taxes: −$264
• − Insurance: −$270
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,571
• Taxable income: $1,926
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,242/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: Bokoshe
• NCES district ID: 4004950
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $33,488
• Composite: 17.58/100
• National rank: #14131
• State rank: #452 of 513 in OK

Livability — Bokoshe

• Score: 54/100
• State rank: #602
• US rank: #24206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bokoshe, OK
• Population (ZIP): 1,697

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 14% Native American 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Cuban 7%
• Common ancestry: Slovak 2% Iranian 1% European 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Asian/Pacific 2% Spanish 2%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.90%
• Current HPI: 273.6294
• 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

+89.5% since first listed

4 events — show timeline

• 2026-04-23 Listed $54,000 WRVBOR
• 2025-12-07 Price Changed $60,000 WRVBOR
• 2025-10-13 Listed $65,000 WRVBOR
• 1998-10-28 Sold (Public Records) $28,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $264 · +3.5% YoY. Source: county tax records.