105 E 3rd St · Okmulgee, OK 74447

$60,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 104 Days on market

Built 1920 7,000 sqft lot Est $101k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks

Located on a quiet street and close to the downtown, and within walking distance. Updates to the floor, faucets, and ceiling fans. Newer hot water tank. The master bedroom has a large walk in closet add-on. Covered front porch with nice sized yard. Good starter home. Sold AS-IS.

Key facts

• Updates to faucets
• Walking distance
• Newer hot water tank

Tags

• WALKING DISTANCE
• UPDATES TO FLOOR
• UPDATES TO FAUCETS
• UPDATES TO CEILING FANS
• NEWER HOT WATER TANK
• LARGE WALK IN CLOSET

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Phone service available
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Concrete driveway; Satellite dish; Mature trees on lot

Interior

• Kitchen: Kitchen with breakfast nook; Gas range/oven connection; Stove, Oven, Range, Refrigerator
• Bedrooms: Master bedroom with separate closets and walk-in closet (First floor); Additional bedroom with walk-in closet (First floor)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with bathtub (Hall bath) (First floor)
• Heating & cooling: Heating: Electric, Gas, and space heater options; Cooling: Window unit(s)
• Interior features: High-speed internet available; Cable TV and wired for data; Laminate counters; Aluminum-framed windows; Internal expansion space; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Electric and gas dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 7.6% in Okmulgee — 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 (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 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 $8k; list at $60k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
6. 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?
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: 1.81% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.48%
• DSCR: 2.49
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $100,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 N Okmulgee Ave	0.46mi	3/1.0 (+1)	1,218 (+2%)	7mo	$50,000	$41	65
901 E 9th St	0.66mi	2/1.0	1,200 (0%)	11mo	$123,000	$103	60
1118 N Alabama Ave	0.70mi	3/1.0 (+1)	1,182 (-2%)	1mo	$15,000	$13	59
602 N Collins Ave	0.42mi	2/2.0	1,333 (+11%)	5mo	$75,000	$56	54
701 S Muskogee Ave	0.64mi	2/1.0	1,133 (-6%)	14mo	$148,000	$131	49
1106 N Alabama Ave	0.65mi	3/1.0 (+1)	1,304 (+9%)	3mo	$109,900	$84	48
812 W 6th St	0.56mi	2/1.0	1,326 (+10%)	16mo	$8,000	$6	43
705 S Muskogee Ave	0.66mi	2/1.0	1,080 (-10%)	12mo	$155,000	$144	43
414 E 12th St	0.66mi	2/1.0	1,106 (-8%)	17mo	$35,000	$32	42
1103 N Alabama Ave	0.64mi	3/2.0 (+1)	1,260 (+5%)	15mo	$141,000	$112	40
518 S Morton Ave	0.52mi	2/1.0	1,064 (-11%)	20mo	$15,000	$14	40
805 N Sherman Ave	0.73mi	3/1.0 (+1)	1,064 (-11%)	11mo	$123,000	$116	33

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: 28.7%
• Equity multiple: 2.20×
• Total profit: $20,133
• Equity at exit: $8,946

10-year hold

• IRR: 36.1%
• Equity multiple: 4.33×
• Total profit: $55,979
• Equity at exit: $5,188

Cash invested: $16,800 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 146
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$315
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $469

Break-even live

Break-even rent $494

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	23d	1	0.26mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	23d	1	0.26mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	23d	1	0.26mi
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	14d	1	0.65mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	3d	1	0.77mi

Listing history 27 events

1. 2026-06-18
   days on market $60,000 Active 104 DOM
2. 2026-06-17
   days on market $60,000 Active 103 DOM
3. 2026-06-16
   days on market $60,000 Active 102 DOM
4. 2026-06-15
   days on market $60,000 Active 101 DOM
5. 2026-06-13
   days on market $60,000 Active 99 DOM
6. 2026-06-12
   days on market $60,000 Active 98 DOM
7. 2026-06-09
   days on market $60,000 Active 95 DOM
8. 2026-06-08
   days on market $60,000 Active 94 DOM
9. 2026-06-08
   days on market $60,000 Active 93 DOM
10. 2026-06-07
    days on market $60,000 Active 92 DOM
11. 2026-06-04
    days on market $60,000 Active 89 DOM
12. 2026-06-02
    days on market $60,000 Active 88 DOM
13. 2026-06-01
    days on market $60,000 Active 87 DOM
14. 2026-05-31
    days on market $60,000 Active 86 DOM
15. 2026-04-19
    status Active
16. 2026-03-04
    status Pending
17. 2026-01-19
    listed $60,000 Active
18. 2026-01-15
    historical
19. 2026-01-12
    price $60,000
20. 2025-11-28
    price $62,000
21. 2025-07-15
    listed $65,000 Active
22. 2025-07-14
    historical
23. 2025-06-15
    price $68,000
24. 2025-05-01
    status Active
25. 2025-04-24
    status Pending
26. 2025-02-14
    listed $72,000 Active
27. 2006-05-26
    soldstatus $8,000

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $606 · $50/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,046
• − Mortgage interest: −$3,361
• − Property taxes: −$606
• − Insurance: −$300
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$1,745
• Taxable income: $4,947
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $4,438/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

+650.0% since first listed

13 events — show timeline

• 2026-04-19 Relisted — MLS Technology, Inc.
• 2026-03-04 Pending — MLS Technology, Inc.
• 2026-01-19 Listed $60,000 MLS Technology, Inc.
• 2026-01-15 Listing Removed — MLS Technology, Inc.
• 2026-01-12 Price Changed $60,000 MLS Technology, Inc.
• 2025-11-28 Price Changed $62,000 MLS Technology, Inc.
• 2025-07-15 Listed $65,000 MLS Technology, Inc.
• 2025-07-14 Listing Removed — MLS Technology, Inc.
• 2025-06-15 Price Changed $68,000 MLS Technology, Inc.
• 2025-05-01 Relisted — MLS Technology, Inc.
• 2025-04-24 Pending — MLS Technology, Inc.
• 2025-02-14 Listed $72,000 MLS Technology, Inc.
• 2006-05-26 Sold (Public Records) $8,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $606 · +6.3% YoY. Source: county tax records.