6801 W 78th St · Oakhurst, OK 74131

$117,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 1 Days on market

Built 1970 0.87 ac lot Est $168k · 30% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +7.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Must see unique property! 3 bed 1 bath home 1376 sq ft per court house with inside laundry and brand new Mini-split AC units. New windows and newly renovated. New siding. Large wooden deck for entertaining. Separate 2 bed 1 bath with kitchenette on same property! 600 sq feet per court house. New windows, and ac units as well. Hard to find in-law suite, separate quarters, income property, many unique uses!

Key facts

• Full bath
• Almost an acre
• 0.87 acre lot

Tags

• FULL BATH
• ADDITIONAL STORAGE SHED
• ALMOST AN ACRE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available; Phone service available
• Home design: Single-story; Faces south; Entry on main level
• Construction: Built with wood siding and wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Year built from public records
• Exterior features: Deck; Shed(s); Gravel driveway; Corner lot

Interior

• Kitchen: Oven; Range; Stove; Refrigerator; Freezer
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Laminate counters; Ceiling fan(s); Cable TV; Insulated vinyl windows; Gas oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).

Location & tenants

• Location reads 62/100 on livability (#249 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Sapulpa (suburban): math 23% / reading 24% proficiency, ranked #129 of 270 in OK (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($809 loan paydown + $6k appreciation (5.5% local appreciation)).
• At projected returns (5.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,000

Questions for the listing agent

1. Built in 1970 — 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 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: 1.34% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $167,872
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7591 W 75th St	0.52mi	3/2.0	1,350 (-2%)	2mo	$164,900	$122	71

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

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.76×
• Total profit: $57,708
• Equity at exit: $69,788

10-year hold

• IRR: 26.1%
• Equity multiple: 5.56×
• Total profit: $149,347
• Equity at exit: $123,431

Cash invested: $32,760 (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 74131

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $431

Break-even live

Break-even rent $1,020

Max offer price $117,000

Occupancy floor 67%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8530 W 85th St Tulsa, OK	3.0	2.0	1216	$1,565	$1.29	1d	1	1.23mi

Listing history 2 events

1. 2026-06-17
   remarks 424-char remark
2. 2026-06-17
   listed $117,000 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,780
• − Mortgage interest: −$6,554
• − Property taxes: −$1,718
• − Insurance: −$585
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,404
• Taxable income: $3,515
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $4,327/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: Sapulpa
• NCES district ID: 4026910
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 24% ▼ -12.00%
• Median HH income: $44,536
• Composite: 20.29/100
• National rank: #8616
• State rank: #129 of 270 in OK

Livability — Oakhurst

• Score: 62/100
• State rank: #249
• US rank: #16620

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

• Census place: Oakhurst, OK
• City population: 2,737
• Population (ZIP): 2,317

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 13% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.49%
• Current HPI: 231.6145
• 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

+36.0% since first listed

20 events — show timeline

• 2026-06-17 Listed $117,000 MLS Technology, Inc.
• 2020-07-10 Sold (MLS) $134,900 MLS Technology, Inc.
• 2020-07-09 Sold (Public Records) $135,000 Public Records
• 2020-05-01 Pending — MLS Technology, Inc.
• 2020-03-09 Listed $134,900 MLS Technology, Inc.
• 2017-06-01 Sold (Public Records) $50,000 Public Records
• 2017-06-01 Sold (MLS) $50,000 MLS Technology, Inc.
• 2017-03-21 Pending — MLS Technology, Inc.
• 2017-03-06 Price Changed $60,000 MLS Technology, Inc.
• 2017-03-06 Listed $50,000 MLS Technology, Inc.
• 2017-03-05 Listing Removed — MLS Technology, Inc.
• 2017-02-01 Relisted — MLS Technology, Inc.
• 2017-01-23 Pending — MLS Technology, Inc.
• 2017-01-10 Price Changed $65,000 MLS Technology, Inc.
• 2016-11-11 Price Changed $74,500 MLS Technology, Inc.
• 2016-10-06 Listed $79,500 MLS Technology, Inc.
• 2016-09-06 Listing Removed — MLS Technology, Inc.
• 2016-06-02 Price Changed $75,500 MLS Technology, Inc.
• 2016-05-11 Price Changed $85,500 MLS Technology, Inc.
• 2016-04-06 Listed $86,000 MLS Technology, Inc.

Property tax history

+15.5%/yr

Latest (2025): $1,718 · -1.7% YoY. Source: county tax records.