200 N Lakeview St · Broken Bow, OK 74728

$950,000

32 bd · 16.0 ba · 12,960 sqft · MultiFamily · 67 Days on market

Built 1970 Poor condition 1.40 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 16 units. estimate disagrees with records

Listing remarks

Excellent investment opportunity located at 200 Lakeview Dr in Broken Bow, Oklahoma. This property features a 16-unit apartment complex with all units consisting of 2 bedrooms and 1 bathroom. The property currently generates approximately $8,800 per month in rental income and offers significant potential for increased revenue through rent adjustments and property improvements. All units are in functional condition, providing immediate income with value-add upside. The property is well-positioned in a growing market driven by tourism and continued development in the Broken Bow and Hochatown area. Additional opportunity available: a 27-unit storage facility may be purchased separately or in c

Key facts

• 1.4 acre lot
• Built 1970
• Listed 67 days

Property features AI

Finance

• Other: Living area approximately 12,960 (source: Assessor); 16 efficiency units (16 total units); Average occupancy reported as 16
• Financial info: Listed price and tax details not included per instructions
• HOA & community: No mandatory association dues

Exterior

• Home design: Apartment property (Residential Income); Existing structure
• Construction: Brick construction; Composition roof; Slab foundation; Built (existing) — year not specified
• Exterior features: Lot features: Other; No flood insurance required (per listing)

Interior

• Bedrooms: 32 total bedrooms
• Bathrooms: 16 full bathrooms
• Interior features: Residential income building configured as apartments; Occupied

What this means for you Summary

Snapshot

• This is a 16 × 2-bed/1.0-bath units multifamily listed at $950k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive. Per door: $267/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $950k).
• Recommended offer: $893k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 0.5% in Broken Bow — 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 67/100 on livability (#91 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Broken Bow (town): math 17% / reading 20% proficiency, ranked #199 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bennett Es (math 27% / reading 23%, grade F, #348 of 845 statewide, top 42%, 285 students, 0% FRL); Broken Bow Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 609 students, 0% FRL) — zoned schools average 0% FRL vs 77% district-wide (77 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 921 active listings in the ZIP; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $91k of equity ($7k loan paydown + $85k appreciation (8.9% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $266k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$146k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 21% chance of damaging wind over 30y; 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 $893,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.30%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 3.70×
• Total profit: $719,347
• Equity at exit: $780,577

10-year hold

• IRR: 32.2%
• Equity multiple: 8.11×
• Total profit: $1,890,554
• Equity at exit: $1,609,194

Cash invested: $266,000 (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 74728

• Home prices YoY: 2.8%
• Active inventory: 921
• Price-to-rent: 92.3×

Monthly cashflow live

• Estimated rent: $13,726 medium
• Mortgage (P&I): −$4,982
• Tax est. 1.5%: −$1,188 /mo · $14,250/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,882
• Net cashflow: $4,278

Break-even live

Break-even rent $8,310

Max offer price $950,000

Occupancy floor 64%

Sensitivity live

Price	-10% $4,935	-5% $4,607	+0% $4,278	+5% $3,950	+10% $3,622
Rent	-10% $3,194	-5% $3,736	+0% $4,278	+5% $4,820	+10% $5,363
Rate	-1.0pp $4,757	-0.5pp $4,520	base $4,278	+0.5pp $4,032	+1.0pp $3,782

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 16× units	2	1	$13,728
Total (16 units)			$13,726

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $950,000 Active 67 DOM
2. 2026-06-18
   days on market $950,000 Active 65 DOM
3. 2026-06-17
   days on market $950,000 Active 64 DOM
4. 2026-06-16
   days on market $950,000 Active 63 DOM
5. 2026-06-15
   days on market $950,000 Active 62 DOM
6. 2026-06-13
   days on market $950,000 Active 60 DOM
7. 2026-06-12
   days on market $950,000 Active 59 DOM
8. 2026-06-09
   days on market $950,000 Active 56 DOM
9. 2026-06-08
   days on market $950,000 Active 55 DOM
10. 2026-06-08
    days on market $950,000 Active 54 DOM
11. 2026-06-07
    days on market $950,000 Active 53 DOM
12. 2026-06-04
    days on market $950,000 Active 50 DOM
13. 2026-06-02
    days on market $950,000 Active 49 DOM
14. 2026-06-01
    days on market $950,000 Active 48 DOM
15. 2026-05-31
    days on market $950,000 Active 47 DOM
16. 2026-04-09
    listed $950,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $164,712
• − Mortgage interest: −$53,215
• − Property taxes: −$14,250
• − Insurance: −$4,750
• − Repairs & maintenance: −$13,177
• − Management: −$13,177
• − Depreciation: −$27,636
• Taxable income: $38,507
• Est. tax owed @ 24.0%: −$9,242
• After-tax cash flow: $42,098/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 · 2 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and improvements, including roof replacement, exterior repairs, landscaping, and HVAC upgrades, to increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and potential leaking indicated by the satellite image.
• Major exterior walls/siding — Significant wear and discoloration visible in the satellite image.
• Major landscaping — Overgrown and unkempt, indicating a need for landscaping improvements.
• Major HVAC/mechanicals — Condition of the exterior suggests potential issues with these systems.
• Major foundation/structure — Condition of the exterior suggests potential structural issues.

Value-add opportunities

• Both landscaping and curb appeal — Improving the landscaping and curb appeal can enhance both resale and rental value.
• Both HVAC and mechanical upgrades — Upgrading HVAC and mechanical systems can improve comfort and energy efficiency, increasing both resale and rental value.
• Both exterior painting and repairs — Painting and repairing the exterior can improve the home's appearance and increase its value for both resale and rental purposes.
• Both roof replacement — Replacing the roof can address potential leaks and improve the home's overall condition, increasing its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and potential leaking indicated by the satellite image.	Major	$15,000–50,000
exterior walls/siding · Significant wear and discoloration visible in the satellite image.	Major	$15,000–50,000
landscaping · Overgrown and unkempt, indicating a need for landscaping improvements.	Major	$15,000–50,000
HVAC/mechanicals · Condition of the exterior suggests potential issues with these systems.	Major	$15,000–50,000
foundation/structure · Condition of the exterior suggests potential structural issues.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both landscaping and curb appeal — Improving the landscaping and curb appeal can enhance both resale and rental value. ↑
• Both HVAC and mechanical upgrades — Upgrading HVAC and mechanical systems can improve comfort and energy efficiency, increasing both resale and rental value. ↑
• Both exterior painting and repairs — Painting and repairing the exterior can improve the home's appearance and increase its value for both resale and rental purposes. ↑
• Both roof replacement — Replacing the roof can address potential leaks and improve the home's overall condition, increasing its value for both resale and rental purposes. ↑

ⓘ 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: Broken Bow
• NCES district ID: 4005520
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $32,021
• Composite: 14.94/100
• National rank: #9367
• State rank: #199 of 270 in OK

Livability — Broken Bow

• Score: 67/100
• State rank: #91
• US rank: #10813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broken Bow, OK
• Population (ZIP): 11,177

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 59% Native American 17% Two or more races 11% Hispanic / Latino 7% Black 6% Pacific Islander 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 3%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.90%
• Current HPI: 326.0544
• 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

• 2026-04-09 Listed $950,000 MLSOK