106 Cowan Ln · Pocola, OK 74902

$70,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 135 Days on market

Built 1983 1.00 ac lot Est $122k · 43% under ↓ 18% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

2-bedroom, 1-bath home situated on approximately 1 acre. The house includes an eat-in kitchen, mud room/storage room, covered front porch, central heat and air. Wood siding exterior with a metal roof. The property features large pine trees. Lot has potential to be subdivided. The home needs TLC and is being sold As Is. Priced below appraisal completed in October 2024.

Key facts

• Covered front porch
• Metal roof
• Wood siding exterior

Tags

• EAT-IN KITCHEN
• MUD ROOM
• COVERED FRONT PORCH
• CENTRAL HEAT AND AIR
• WOOD SIDING EXTERIOR
• METAL ROOF

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Electricity available; Natural gas available
• Home design: Single-family house; One story; Entry level on one level
• Construction: Block foundation; Metal roof; Other construction materials (see remarks); Built on a 1-acre parcel (approx. 180' x 250')
• Exterior features: Covered porch; Sloped lot; Dirt road frontage; Unimproved road frontage

Interior

• Kitchen: Range; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.2% in Pocola — 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 64/100 on livability (#179 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Pocola (rural): math 15% / reading 23% proficiency, ranked #188 of 270 in OK (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pocola Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 385 students, 0% FRL); Pocola Ms (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 155 students, 0% FRL); Pocola Hs (math 15% / reading 34%, grade F, #145 of 447 statewide, top 33%, 207 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $484 of loan paydown is wiped out by about $967 of value loss. Plan a longer hold.
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($62k) 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.54%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $122,364
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 S Pocola Blvd Unit A	0.45mi	3/1.0	1,112 (-10%)	20mo	$110,500	$99	46

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

Projected returns pro-forma

-1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.71×
• Total profit: $13,842
• Equity at exit: $15,624

10-year hold

• IRR: 22.2%
• Equity multiple: 3.18×
• Total profit: $42,634
• Equity at exit: $15,345

Cash invested: $19,600 (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 74902

• Home prices YoY: -0.5%
• Active inventory: 40
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $319

Break-even live

Break-even rent $538

Max offer price $70,000

Occupancy floor 61%

Sensitivity live

Price	-10% $359	-5% $339	+0% $319	+5% $299	+10% $280
Rent	-10% $245	-5% $282	+0% $319	+5% $356	+10% $394
Rate	-1.0pp $354	-0.5pp $337	base $319	+0.5pp $301	+1.0pp $283

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $70,000 Active 135 DOM
2. 2026-06-18
   days on market $70,000 Active 134 DOM
3. 2026-06-17
   price $70,000 Active 133 DOM
4. 2026-06-17
   days on market $78,000 Active 133 DOM
5. 2026-06-16
   days on market $78,000 Active 132 DOM
6. 2026-06-15
   days on market $78,000 Active 131 DOM
7. 2026-06-14
   days on market $78,000 Active 129 DOM
8. 2026-06-13
   days on market $78,000 Active 128 DOM
9. 2026-06-10
   days on market $78,000 Active 126 DOM
10. 2026-06-09
    days on market $78,000 Active 125 DOM
11. 2026-06-08
    days on market $78,000 Active 124 DOM
12. 2026-06-07
    days on market $78,000 Active 123 DOM
13. 2026-06-05
    days on market $78,000 Active 120 DOM
14. 2026-06-02
    days on market $78,000 Active 118 DOM
15. 2026-06-01
    days on market $78,000 Active 117 DOM
16. 2026-05-31
    days on market $78,000 Active 116 DOM
17. 2026-05-30
    days on market $78,000 Active 115 DOM
18. 2026-04-27
    price $78,000
19. 2026-03-25
    price $83,000
20. 2026-02-24
    price $89,000
21. 2026-02-04
    listed $95,000 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: $342 · $28/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$288/yr (+$24/mo · 84.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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: $11,301
• − Mortgage interest: −$3,921
• − Property taxes: −$342
• − Insurance: −$350
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$2,036
• Taxable income: $2,843
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,148/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: Pocola
• NCES district ID: 4024630
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $38,047
• Composite: 15.91/100
• National rank: #9255
• State rank: #188 of 270 in OK

Livability — Pocola

• Score: 64/100
• State rank: #179
• US rank: #14166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocola, OK
• City population: 4,359
• Population (ZIP): 4,359

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 12% Native American 10% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.38%
• Current HPI: 280.9093
• 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

-17.9% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $78,000 WRVBOR
• 2026-03-25 Price Changed $83,000 WRVBOR
• 2026-02-24 Price Changed $89,000 WRVBOR
• 2026-02-04 Listed $95,000 WRVBOR

Property tax history

+3.4%/yr

Latest (2025): $342 · +3.3% YoY. Source: county tax records.