1398 Sexton · Calera, OK 74730

$85,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 125 Days on market

Built 1932 1.00 ac lot Est $76k · 12% over ↓ 11% since listing

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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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +1.9/15.0

Listing remarks

Price drop! Investors look here - Using courthouse records for square footage and basic math, this property is listed for about $56 per square foot! 1398 Sexton Rd - 3 bedroom, 1 bath home with an acre of land. This is a great location close to Calera and is not far from blacktop road. There are mature trees on the property. This is a 'fixer upper' and will need work, so it is being sold "As Is". It will not qualify for many loans. It will come with an acre of land (MOL) and there is room to build a second home on this property if desired. A new survey has just been done and survey stakes are visible at the corners. This property is in a desirable location and is only about 11 min

Key facts

• Nice pond
• Good location
• Mature trees

Tags

• GOOD LOCATION
• MATURE TREES
• ABOUT AN ACRE OF LAND
• ROOM TO BUILD A SECOND HOME
• EXTRA LAND CAN BE PURCHASED
• NICE POND

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Water available (rural)
• Home design: Single-story; Faces west; Entry on crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built from public records
• Exterior features: Additional land available; Mature trees; No specific exterior improvements listed

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; No additional interior exterior features listed
• Laundry & utility: Electric dryer hookup; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.4% in Calera — 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 59/100 on livability (#400 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Calera (town): math 20% / reading 26% proficiency, ranked #139 of 270 in OK (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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. 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: 1.23% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.79%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $75,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1398 Sexton	0.00mi	3/1.0	1,512 (0%)	1mo	$76,000	$50	100

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 3.78×
• Total profit: $66,209
• Equity at exit: $76,575

10-year hold

• IRR: 30.9%
• Equity multiple: 8.53×
• Total profit: $179,227
• Equity at exit: $165,136

Cash invested: $23,800 (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 74730

• Home prices YoY: 7.0%
• Active inventory: 70
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $313

Break-even live

Break-even rent $646

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-03-24
   price $85,000
3. 2026-01-06
   listed $95,000 Active

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$412/yr (+$34/mo · 116.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,513
• − Mortgage interest: −$4,761
• − Property taxes: −$353
• − Insurance: −$425
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,473
• Taxable income: $2,499
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,159/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: Calera
• NCES district ID: 4006180
• Math proficiency: 20% ▼ -14.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $42,313
• Composite: 19.65/100
• National rank: #8740
• State rank: #139 of 270 in OK

Livability — Calera

• Score: 59/100
• State rank: #400
• US rank: #20380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,790

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Two or more races 15% Native American 14% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% European 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.13%
• Current HPI: 320.8708
• 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

-10.5% since first listed

3 events — show timeline

• 2026-05-12 Pending — MLS Technology, Inc.
• 2026-03-24 Price Changed $85,000 MLS Technology, Inc.
• 2026-01-06 Listed $95,000 MLS Technology, Inc.

Property tax history

+0.0%/yr

Latest (2014): $353 · +0.0% YoY. Source: county tax records.