909 W Chickasaw Ln · Stillwater, OK 74075

$214,900

3 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 225 Days on market

Built 1976 Est $204k · 5% over

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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 +13.2/30.0
• ARV discount +5.1/15.0
• Rent growth +4.9/5.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• 1% rule +2.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully updated 3-bedroom, 1.5-bath home that’s truly move-in ready. The inviting interior features a bright kitchen with custom-made countertops, offering both style and functionality for everyday cooking or hosting. Outside, a versatile shop/she shed provides endless options—ideal for a workshop, home office, creative studio, or a quiet getaway. Major upgrades include a brand-new central heat and air system with all new ductwork, a new water heater, and newly installed energy-efficient windows. Thoughtfully remodeled throughout, this home blends modern comfort with cozy charm, ensuring it will serve its next owners well for years to come. A wonderful opportunity you won’t want to miss!

Key facts

• New water heater
• 4 garage spots
• Built 1976

Tags

• CUSTOM MADE COUNTERTOPS
• CENTRAL HEAT AND AIR SYSTEM
• NEW WATER HEATER
• ENERGY EFFICIENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-6 ($-68/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (23.6% below list).
• Recommended offer: $164k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#2 in OK, #759 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: employment D-.
• Morrison (rural): math 31% / reading 26% proficiency, ranked #65 of 270 in OK (top 24%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Morrison Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 339 students, 0% FRL); Morrison Ms (math 12% / reading 12%, grade F, #269 of 345 statewide, top 79%, 88 students, 0% FRL); Morrison Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 176 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+9.7%/yr); 9 active listings in the ZIP; 4 units permitted in Noble County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Noble County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major 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 $164,088 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $204,102
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 W Choctaw Ln	0.11mi	3/2.0	1,605 (+8%)	12mo	$215,000	$134	71
1012 W Choctaw Ln	0.10mi	3/2.0	1,284 (-13%)	5mo	$195,000	$152	69
813 W Choctaw Ln	0.18mi	3/2.0	1,391 (-6%)	18mo	$185,000	$133	67
930 W Chickasaw Ln	0.09mi	3/2.0	1,291 (-13%)	13mo	$195,000	$151	64
905 W Chickasaw Ln	0.02mi	3/2.0	1,667 (+13%)	18mo	$215,000	$129	63
926 W Chickasaw Ln	0.07mi	3/2.0	1,309 (-12%)	23mo	$180,000	$138	58

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-26,603
• Equity at exit: $32,042

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $15,479
• Equity at exit: $18,581

Cash invested: $60,172 (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 74075

• Rents YoY: 9.7%
• Active inventory: 9
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-6

Break-even live

Break-even rent $1,648

Max offer price $213,892

Occupancy floor 95%

Sensitivity live

Price	-10% $116	-5% $55	+0% $-6	+5% $-67	+10% $-127
Rent	-10% $-135	-5% $-71	+0% $-6	+5% $59	+10% $124
Rate	-1.0pp $103	-0.5pp $49	base $-6	+0.5pp $-61	+1.0pp $-118

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $214,900 Active 225 DOM
2. 2026-06-19
   days on market $214,900 Active 223 DOM
3. 2026-06-18
   days on market $214,900 Active 222 DOM
4. 2026-06-17
   days on market $214,900 Active 221 DOM
5. 2026-06-16
   days on market $214,900 Active 220 DOM
6. 2026-06-15
   days on market $214,900 Active 219 DOM
7. 2026-06-14
   days on market $214,900 Active 217 DOM
8. 2026-06-13
   days on market $214,900 Active 216 DOM
9. 2026-06-10
   days on market $214,900 Active 214 DOM
10. 2026-06-09
    days on market $214,900 Active 213 DOM
11. 2026-06-09
    days on market $214,900 Active 212 DOM
12. 2026-06-07
    days on market $214,900 Active 211 DOM
13. 2026-06-05
    days on market $214,900 Active 208 DOM
14. 2026-06-03
    days on market $214,900 Active 207 DOM
15. 2026-06-02
    days on market $214,900 Active 206 DOM
16. 2026-06-01
    days on market $214,900 Active 205 DOM
17. 2026-05-31
    days on market $214,900 Active 204 DOM
18. 2026-05-30
    days on market $214,900 Active 203 DOM
19. 2026-05-20
    soldstatus $210,000 Closed 733-char remark

    Show marketing remark (733 chars)

    Step into this beautifully updated 3-bedroom, 1.5-bath home that’s truly move-in ready. The inviting interior features a bright kitchen with custom-made countertops, offering both style and functionality for everyday cooking or hosting. Outside, a versatile shop/she shed provides endless options—ideal for a workshop, home office, creative studio, or a quiet getaway. Major upgrades include a brand-new central heat and air system with all new ductwork, a new water heater, and newly installed energy-efficient windows. Thoughtfully remodeled throughout, this home blends modern comfort with cozy charm, ensuring it will serve its next owners well for years to come. A wonderful opportunity you won’t want to miss!

20. 2026-04-13
    status Pending 733-char remark

    Show marketing remark (733 chars)

    Step into this beautifully updated 3-bedroom, 1.5-bath home that’s truly move-in ready. The inviting interior features a bright kitchen with custom-made countertops, offering both style and functionality for everyday cooking or hosting. Outside, a versatile shop/she shed provides endless options—ideal for a workshop, home office, creative studio, or a quiet getaway. Major upgrades include a brand-new central heat and air system with all new ductwork, a new water heater, and newly installed energy-efficient windows. Thoughtfully remodeled throughout, this home blends modern comfort with cozy charm, ensuring it will serve its next owners well for years to come. A wonderful opportunity you won’t want to miss!

21. 2026-02-04
    listed $214,900 Active 733-char remark

    Show marketing remark (733 chars)

    Step into this beautifully updated 3-bedroom, 1.5-bath home that’s truly move-in ready. The inviting interior features a bright kitchen with custom-made countertops, offering both style and functionality for everyday cooking or hosting. Outside, a versatile shop/she shed provides endless options—ideal for a workshop, home office, creative studio, or a quiet getaway. Major upgrades include a brand-new central heat and air system with all new ductwork, a new water heater, and newly installed energy-efficient windows. Thoughtfully remodeled throughout, this home blends modern comfort with cozy charm, ensuring it will serve its next owners well for years to come. A wonderful opportunity you won’t want to miss!

22. 2025-11-04
    listed $214,900 Active
23. 1999-03-11
    soldstatus $67,000

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,934 · $161/mo
• Expected delta: +$908/yr (+$76/mo · 88.5%)

ⓘ 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 ≥110°F today · 19 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: $19,691
• − Mortgage interest: −$12,038
• − Property taxes: −$1,026
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$6,252
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $855/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: Morrison
• NCES district ID: 4020340
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $52,900
• Composite: 25.27/100
• National rank: #7495
• State rank: #65 of 270 in OK

Livability — Stillwater

• Score: 84/100
• State rank: #2
• US rank: #759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Payne County · 58,873 people
• City population: 58,873
• Metro: Stillwater, OK
• Population (ZIP): 26,451
• Household income: $46,053
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1741.0

Population outlook (Noble County) Hauer SSP2

• Today (2025): 11,554 people
• By 2030: 11,506 · -0.4%
• By 2040: 11,345 · -1.8%
• By 2050: 11,128 · -3.7%
• By 2075: 10,658 · -7.8%
• By 2100: 9,623 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 11% Asian 8% Hispanic / Latino 6% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 12% · China, Canada
• Languages at home: 87% English-only · Spanish 3% Chinese 3% Other Indo-European 2%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+57.4) · D 20.4% · R 77.7% · Other 1.9%
• 2008→2024 swing: -3.8pp toward R · 2008: -53.6pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+57.1 2016: R+57.6 2012: R+50.6 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.12%
• Current HPI: 239.4898
• Rent YoY: ▲ 9.74%
• Metro: Stillwater, OK
• 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

+213.4% since first listed

5 events — show timeline

• 2026-05-20 Sold (MLS) $210,000 MLSOK
• 2026-04-13 Pending — MLSOK
• 2026-02-04 Listed $214,900 MLSOK
• 2025-11-04 Listed $214,900 Fizber.com
• 1999-03-11 Sold (Public Records) $67,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,026 · -2.2% YoY. Source: county tax records.