123 7th St · Barnsdall, OK 74002

$75,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily · 58 Days on market

Built 1935 Fair condition 3,500 sqft lot $53/sqft · 30% below area Est $107k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Is there an affordable 3-bed home in Barnsdall under $100K? This 3-bedroom single-family home at 123 N 7th St in Barnsdall offers a nice living space. Built in 1935, it blends character with practical space at an approachable $75,000 price point. Welcome to 123 N 7th St, Barnsdall, OK, a great opportunity for buyers searching for value, rental potential, or a starter home in Osage County. Property Highlights • 3 bedrooms, 1 bathroom • 1,408 square feet courthouse records of interior living space • 3,500 sq ft lot size courthouse records • Built in 1935 with vintage character • Single-family home with flexible living areas • Manageable yard for easy upkeep • Attractive $75,000 price point Homes in Barnsdall at this price are becoming harder to find, making this property a strong option for buyers looking to enter the market or investors seeking rental potential in the Green Country region. Located in Barnsdall, Oklahoma, this home places you within a small-town community while still connected to the broader Green Country area. For details or to schedule a showing, contact: Logan Warnke, Eagle Rock Realty and Property Management Call or text: 918-999-5432

Key facts

• Rental potential
• Manageable yard
• Solid layout

Tags

• FUNCTIONAL LIVING SPACE
• CLASSIC CHARM
• SOLID LAYOUT
• FLEXIBLE LIVING AREAS
• MANAGEABLE YARD
• RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#166 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Barnsdall (rural): math 20% / reading 25% proficiency, ranked #373 of 513 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Barnsdall Es (math 12% / reading 27%, grade F, #479 of 845 statewide, top 63%, 207 students, 0% FRL); Barnsdall Jhs (math 12% / reading 22%); Barnsdall Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 133 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $106,719
• List price: $75,000
• Delta: -29.72%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 N Main St	0.21mi	3/2.0	1,458 (+4%)	2mo	$153,500	$105	79
1112 W Cedar Ave	0.34mi	2/1.0 (-1)	1,409 (+0%)	12mo	$30,000	$21	69
317 W Walnut Ave	0.37mi	3/1.0	1,344 (-4%)	12mo	$29,000	$22	66
715 W Cedar Ave	0.15mi	3/1.0	1,267 (-10%)	15mo	$29,000	$23	64
412 W Birch Ave	0.21mi	3/2.5	1,548 (+10%)	14mo	$132,000	$85	56
304 Angela Ln	0.40mi	3/2.0	1,593 (+13%)	11mo	$120,000	$75	47

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: 41.1%
• Equity multiple: 4.14×
• Total profit: $65,855
• Equity at exit: $67,566

10-year hold

• IRR: 35.5%
• Equity multiple: 9.30×
• Total profit: $174,314
• Equity at exit: $145,709

Cash invested: $21,000 (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 74002

• Home prices YoY: 5.3%
• Active inventory: 16
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $392

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $444	-5% $418	+0% $392	+5% $366	+10% $341
Rent	-10% $301	-5% $347	+0% $392	+5% $438	+10% $483
Rate	-1.0pp $430	-0.5pp $411	base $392	+0.5pp $373	+1.0pp $353

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-03-27
   listed $75,000 Active 1220-char remark

   Show marketing remark (1220 chars)

   Is there an affordable 3-bed home in Barnsdall under $100K? This 3-bedroom single-family home at 123 N 7th St in Barnsdall offers a nice living space. Built in 1935, it blends character with practical space at an approachable $75,000 price point. Welcome to 123 N 7th St, Barnsdall, OK, a great opportunity for buyers searching for value, rental potential, or a starter home in Osage County. Property Highlights • 3 bedrooms, 1 bathroom • 1,408 square feet courthouse records of interior living space • 3,500 sq ft lot size courthouse records • Built in 1935 with vintage character • Single-family home with flexible living areas • Manageable yard for easy upkeep • Attractive $75,000 price point Homes in Barnsdall at this price are becoming harder to find, making this property a strong option for buyers looking to enter the market or investors seeking rental potential in the Green Country region. Located in Barnsdall, Oklahoma, this home places you within a small-town community while still connected to the broader Green Country area. For details or to schedule a showing, contact: Logan Warnke, Eagle Rock Realty and Property Management Call or text: 918-999-5432

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,833
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,182
• Taxable income: $3,737
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $3,812/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom single-family home in Barnsdall, Oklahoma, requires moderate renovations to improve its condition and value. Key areas for improvement include the kitchen, bathroom, and flooring. Painting and updating the interior will enhance its curb appeal and rental potential.

Repairs flagged

• Major Kitchen cabinets — Worn and outdated
• Major Kitchen countertops — Plywood, not durable
• Major Kitchen flooring — Plywood, not durable
• Major Bathroom fixtures — No visible fixtures

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets and countertops — Improves functionality and aesthetics
• Both Replace kitchen flooring — Enhances functionality and aesthetics
• Both Replace bathroom fixtures — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated	Major	$15,000–50,000
Kitchen countertops · Plywood, not durable	Major	$15,000–50,000
Kitchen flooring · Plywood, not durable	Major	$15,000–50,000
Bathroom fixtures · No visible fixtures	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets and countertops — Improves functionality and aesthetics ↑
• Both Replace kitchen flooring — Enhances functionality and aesthetics ↑
• Both Replace bathroom fixtures — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Barnsdall
• NCES district ID: 4003570
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $41,398
• Composite: 22.3/100
• National rank: #13494
• State rank: #373 of 513 in OK

Livability — Barnsdall

• Score: 64/100
• State rank: #166
• US rank: #13752

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: Barnsdall, OK
• City population: 1,884
• Population (ZIP): 1,884

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 19% Native American 12% Hispanic / Latino 3%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.22%
• Current HPI: 323.7358
• 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

1 event — show timeline

• 2026-03-27 Listed $75,000 MLS Technology, Inc.