708 N Oklahoma Ave · Okmulgee, OK 74447

$24,900

3 bd · 1.0 ba · 908 sqft · SingleFamily public records · 83 Days on market

Built 1930 7,800 sqft lot Est $34k · 26% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This Contractor special has potential to be a great home or investment property. It's a 2 bed/ 1 bath with ordinal hardwoods. Bathroom and kitchen have been gutted and will need finished out to your liking. Detached open garage in the back. Includes an oversized storm cellar. Can be bundled with MLS # 2548102

Key facts

• Detached open garage
• Hardwoods
• Gutted kitchen

Tags

• HARDWOODS
• GUTTED BATHROOM
• GUTTED KITCHEN
• DETACHED OPEN GARAGE
• OVERSIZED STORM CELLAR

Property features AI

Finance

• Other: Tax details withheld from features
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Has garage; 1 garage space
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built (year source: public records); Asbestos and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Covered porch; Porch; Chain link fencing; Mature trees on lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom count not provided
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Wood window frames; No additional interior features listed
• Laundry & utility: No hot water (appliance note)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 38.6% 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 $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.18% ✓
• Cap rate: 38.56%
• Cash-on-cash: 115.22%
• DSCR: 6.13
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $33,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 N Griffin Ave	0.09mi	2/1.0 (-1)	1,008 (+11%)	3mo	$33,000	$33	70
133 N Bryan Ave	0.34mi	2/1.0 (-1)	912 (+0%)	12mo	$55,000	$60	68
1017 N Oklahoma Ave	0.28mi	2/1.0 (-1)	936 (+3%)	10mo	$90,000	$96	68
606 N Sherman Ave	0.20mi	2/1.0 (-1)	939 (+3%)	19mo	$27,000	$29	64
1014 W Cherokee St	0.18mi	2/1.0 (-1)	840 (-8%)	14mo	$10,000	$12	62
309 N Sherman Ave	0.34mi	2/1.0 (-1)	866 (-5%)	15mo	$37,500	$43	59
411 N Sherman Ave	0.27mi	2/1.0 (-1)	808 (-11%)	8mo	$18,000	$22	57
906 N Central Ave	0.54mi	2/1.0 (-1)	863 (-5%)	9mo	$35,000	$41	54
701 W 9th St	0.62mi	3/1.0	860 (-5%)	17mo	$20,000	$23	48
711 N Porter Ave	0.63mi	3/2.0	932 (+3%)	20mo	$15,000	$16	46
1201 W 5th St	0.46mi	2/1.0 (-1)	1,008 (+11%)	15mo	$37,500	$37	42
407 S Taft Ave	0.65mi	2/1.0 (-1)	784 (-14%)	19mo	$46,900	$60	26

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: —
• Equity multiple: 6.54×
• Total profit: $38,607
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 13.70×
• Total profit: $88,538
• Equity at exit: $2,153

Cash invested: $6,972 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,042 high
• Mortgage (P&I): −$131
• Tax from tax record: −$13 /mo · $151/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $669

Break-even live

Break-even rent $194

Max offer price $24,900

Occupancy floor 31%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	3d	1	0.57mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	0.78mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	24d	1	0.78mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	24d	1	0.78mi
324 E 6th St Unit 109 Okmulgee, OK	2.0	1.0	676	$985	$1.46	24d	1	0.78mi

Listing history 15 events

1. 2026-06-18
   days on market $24,900 Active 83 DOM
2. 2026-06-17
   days on market $24,900 Active 82 DOM
3. 2026-06-16
   days on market $24,900 Active 81 DOM
4. 2026-06-15
   days on market $24,900 Active 80 DOM
5. 2026-06-13
   days on market $24,900 Active 78 DOM
6. 2026-06-12
   days on market $24,900 Active 77 DOM
7. 2026-06-09
   days on market $24,900 Active 74 DOM
8. 2026-06-08
   days on market $24,900 Active 73 DOM
9. 2026-06-08
   days on market $24,900 Active 72 DOM
10. 2026-06-07
    days on market $24,900 Active 71 DOM
11. 2026-06-04
    days on market $24,900 Active 68 DOM
12. 2026-06-02
    days on market $24,900 Active 67 DOM
13. 2026-06-01
    days on market $24,900 Active 66 DOM
14. 2026-05-31
    days on market $24,900 Active 65 DOM
15. 2026-03-26
    listed $24,900 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: $151 · $13/mo
• Projected year-2 tax: $224 · $19/mo
• Expected delta: +$73/yr (+$6/mo · 48.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,501
• − Mortgage interest: −$1,395
• − Property taxes: −$151
• − Insurance: −$124
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$724
• Taxable income: $8,106
• Est. tax owed @ 24.0%: −$1,945
• After-tax cash flow: $6,088/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

1 event — show timeline

• 2026-03-26 Listed $24,900 MLS Technology, Inc.

Property tax history

-0.4%/yr

Latest (2025): $151 · +6.3% YoY. Source: county tax records.