141 Folsom Dr · McLoud, OK 74851

$158,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 115 Days on market

Built 1965 8,102 sqft lot Est $154k · at est.

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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 +12.2/30.0
• ARV discount +6.2/15.0
• Appreciation +5.3/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.5/10.0

Listing remarks MLS

Cute home with arched doorways and stone exterior. Close to schools and walking trail. Nice sized fenced backyard.

Key facts

• Easy access to okc
• Large backyard
• New countertops

Tags

• NEW ROOF
• NEWLY REMODELED KITCHEN
• NEW COUNTERTOPS
• LARGE BACKYARD
• SPACIOUS PATIO
• EASY ACCESS TO OKC

Property features AI

Finance

• Financial info: Loan qualifying available
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exempt (yes)
• Home design: Single family residence; One level
• Construction: Stone construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Open patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (26.5% below list).
• Recommended offer: $117k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.5% in McLoud — 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 63/100 on livability (#205 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Mcloud (rural): math 13% / reading 19% proficiency, ranked #201 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mcloud Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 214 students, 0% FRL); Mcloud Hs (math 12% / reading 27%, grade F, #296 of 447 statewide, top 67%, 509 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $806 appreciation (0.5% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago 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.
• Current owner paid $59k; list at $159k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,790 (26.5% 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 115 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. 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?
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: 0.73% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $154,280
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Folsom Dr	0.00mi	3/1.5	1,064 (0%)	0mo	$157,500	$148	98
416 Jarman Rd	0.06mi	3/1.5	1,098 (+3%)	16mo	$168,000	$153	76
504 Harris Dr	0.04mi	3/2.0	1,038 (-2%)	20mo	$180,000	$173	73
549 Sue Ln	0.21mi	3/1.5	1,144 (+8%)	12mo	$166,000	$145	66
922 W Hinchley Ave	0.41mi	3/1.0	962 (-10%)	2mo	$105,000	$109	64
128 N 5th St	0.53mi	3/1.0	1,128 (+6%)	4mo	$74,000	$66	62
507 W Hinchley St	0.54mi	2/1.0 (-1)	1,020 (-4%)	8mo	$120,000	$118	56
409 W Oklahoma St	0.51mi	3/2.0	1,210 (+14%)	12mo	$165,000	$136	40

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

Projected returns pro-forma

0.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.93×
• Total profit: $-2,978
• Equity at exit: $50,212

10-year hold

• IRR: 3.9%
• Equity multiple: 1.44×
• Total profit: $19,702
• Equity at exit: $63,711

Cash invested: $44,492 (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 74851

• Home prices YoY: 0.2%
• Active inventory: 140
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$833
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-33

Break-even live

Break-even rent $1,209

Max offer price $153,111

Occupancy floor 98%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Thomas Blvd McLoud, OK	3.0	1.5	1192	$1,195	$1.00	17d	1	0.18mi
420 Sycamore Landing Blvd McLoud, OK	1.0–4.0	1.0–2.0	923	$1,053	$1.14	2d	1	0.73mi

Listing history 19 events

1. 2026-06-07
   statusdays on market $158,900 Pending 115 DOM
2. 2026-06-05
   days on market $158,900 Active 113 DOM
3. 2026-06-02
   days on market $158,900 Active 111 DOM
4. 2026-06-01
   days on market $158,900 Active 110 DOM
5. 2026-05-31
   days on market $158,900 Active 109 DOM
6. 2026-05-30
   days on market $158,900 Active 108 DOM
7. 2026-04-22
   price $158,900
8. 2026-02-26
   price $162,800
9. 2026-02-26
   price $165,000
10. 2026-02-22
    price $162,800
11. 2026-02-11
    listed $165,000 Active
12. 2015-03-06
    soldstatus $58,900 116-char remark

    Show marketing remark (116 chars)

    Cute home with arched doorways and stone exterior. Close to schools and walking trail. Nice sized fenced backyard.

13. 2014-12-05
    listed $58,900 116-char remark

    Show marketing remark (116 chars)

    Cute home with arched doorways and stone exterior. Close to schools and walking trail. Nice sized fenced backyard.

14. 2013-08-05
    historical
15. 2013-02-04
    listed $89,900
16. 2009-12-11
    soldstatus $80,000
17. 2009-11-24
    soldstatus $80,000
18. 2009-07-23
    listed $82,000
19. 1993-09-16
    soldstatus $38,000

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$759/yr (+$63/mo · 113.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,015
• − Mortgage interest: −$8,901
• − Property taxes: −$671
• − Insurance: −$794
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$4,623
• Taxable loss: −$3,216
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $379/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: Mcloud
• NCES district ID: 4019560
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $51,519
• Composite: 14.72/100
• National rank: #9398
• State rank: #201 of 270 in OK

Livability — McLoud

• Score: 63/100
• State rank: #205
• US rank: #15244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McLoud, OK
• City population: 11,161
• Population (ZIP): 11,161

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 13% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.51%
• Current HPI: 310.5251
• 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

+318.2% since first listed

13 events — show timeline

• 2026-04-22 Price Changed $158,900 MLSOK
• 2026-02-26 Price Changed $162,800 MLSOK
• 2026-02-26 Price Changed $165,000 MLSOK
• 2026-02-22 Price Changed $162,800 MLSOK
• 2026-02-11 Listed $165,000 MLSOK
• 2015-03-06 Sold (MLS) $58,900 MLSOK
• 2014-12-05 Listed $58,900 MLSOK
• 2013-08-05 Listing Removed — MLSOK
• 2013-02-04 Listed $89,900 MLSOK
• 2009-12-11 Sold (Public Records) $80,000 Public Records
• 2009-11-24 Sold (MLS) $80,000 MLSOK
• 2009-07-23 Listed $82,000 MLSOK
• 1993-09-16 Sold (Public Records) $38,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $671 · +4.2% YoY. Source: county tax records.