600 SE 12th St · Muldrow, OK 74948

$1

3 bd · 3.0 ba · 2,501 sqft · SingleFamily public records · 39 Days on market

Built 1978 5.39 ac lot

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Why this score? — see what drove the C- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Auction 06/18/2026 at 10:00 AM Spacious country property featuring a 2,501± square foot single-level brick home situated on 5.39± acres. This well-maintained property offers 3 bedrooms, 2.5 bathrooms, and plenty of room both inside and out. Improvements include a barn, multiple outbuildings, and enclosed garage space, providing excellent storage and workspace opportunities. Located on a large corner lot with ample room for livestock, hobbies, equipment, or recreational use. Enjoy the convenience of country living with space to spread out and endless potential.

Key facts

• Barn
• Large corner lot
• 5.39 acres

Tags

• SINGLE-LEVEL BRICK HOME
• 5.39 ACRES
• BARN
• MULTIPLE OUTBUILDINGS
• ENCLOSED GARAGE SPACE
• LARGE CORNER LOT

Property features AI

Exterior

• Parking: Gravel and concrete parking
• Security: Smoke detectors
• Utilities: Public water; Electricity available; Natural gas available; Water available
• Home design: Single-family house; One story; Slab foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio and porch; Porch; Backyard fencing (chain link, partial, wire); Outbuilding

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Gas water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Storage; Walk-in closet(s); Blinds and drapes; Wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1207882.7% vs local median 3.8% in Muldrow — 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 56/100 on livability (#505 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Muldrow (town): math 29% / reading 30% proficiency, ranked #71 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Muldrow Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 484 students, 0% FRL); Muldrow Ms (math 31% / reading 26%, grade F, #57 of 345 statewide, top 18%, 329 students, 0% FRL); Muldrow Hs (math 17% / reading 37%, grade F, #125 of 447 statewide, top 31%, 479 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 109 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $1

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 127414.00% ✓
• Cap rate: 1207882.72%
• Cash-on-cash: 4313844.38%
• DSCR: 191942.80
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 229030.80×
• Total profit: $64,128
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 494540.64×
• Total profit: $138,471
• Equity at exit: $2

Cash invested: $0 (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 74948

• Home prices YoY: 17.6%
• Active inventory: 109

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $1,007

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,007	-5% $1,007	+0% $1,007	+5% $1,007	+10% $1,007
Rent	-10% $906	-5% $956	+0% $1,007	+5% $1,057	+10% $1,107
Rate	-1.0pp $1,007	-0.5pp $1,007	base $1,007	+0.5pp $1,007	+1.0pp $1,007

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $1 Active 39 DOM
2. 2026-06-18
   days on market $1 Active 38 DOM
3. 2026-06-17
   days on market $1 Active 37 DOM
4. 2026-06-16
   days on market $1 Active 36 DOM
5. 2026-06-15
   days on market $1 Active 35 DOM
6. 2026-06-14
   days on market $1 Active 33 DOM
7. 2026-06-13
   days on market $1 Active 32 DOM
8. 2026-06-10
   days on market $1 Active 30 DOM
9. 2026-06-09
   days on market $1 Active 29 DOM
10. 2026-06-08
    days on market $1 Active 28 DOM
11. 2026-06-07
    days on market $1 Active 27 DOM
12. 2026-06-05
    days on market $1 Active 24 DOM
13. 2026-06-02
    days on market $1 Active 22 DOM
14. 2026-06-01
    days on market $1 Active 21 DOM
15. 2026-05-31
    days on market $1 Active 20 DOM
16. 2026-05-30
    days on market $1 Active 19 DOM
17. 2026-05-11
    listed $1 Active
18. 2000-05-03
    soldstatus $155,000

ⓘ 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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,290
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$0
• Taxable income: $12,843
• Est. tax owed @ 24.0%: −$3,082
• After-tax cash flow: $8,996/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: Muldrow
• NCES district ID: 4020880
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $39,775
• Composite: 24.81/100
• National rank: #7595
• State rank: #71 of 270 in OK

Livability — Muldrow

• Score: 56/100
• State rank: #505
• US rank: #22502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muldrow, OK
• Population (ZIP): 11,946

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 16% Two or more races 15% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.01%
• Current HPI: 253.7544
• 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

2 events — show timeline

• 2026-05-11 Listed $1 WRVBOR
• 2000-05-03 Sold (Public Records) $155,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,232 · +4.9% YoY. Source: county tax records.