333033 E 1065 Rd · McLoud, OK 74851

$70,000

2 bd · 1.0 ba · 450 sqft · SingleFamily public records · 33 Days on market

Built 1950 0.44 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 +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Nestled at 333033 E 1065 RD, McLoud, OK 74851, this residence is a delightful hidden gem! The residence features one bedroom, a cozy personal space offering a peaceful retreat from the world. Although built in 1950, this Montgomery Ward Kit home has updated wiring, new paint, 2 year old HVAC, metal roof which reduces your electric bill by 20%, Insulated throughout, new PVC plumbing, multiple walnut and fruit trees sitting on a peaceful private . 44 acres MOL, right in the heart of McLoud, OK. Contact your favorite realtor to schedule your private tour today!

Key facts

• Metal roof
• Updated wiring
• Insulated throughout

Tags

• UPDATED WIRING
• NEW PAINT
• NEW HVAC
• METAL ROOF
• INSULATED THROUGHOUT
• NEW PVC PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $839 of equity ($484 loan paydown + $355 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.31% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.25%
• DSCR: 1.86
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 2.00×
• Total profit: $19,634
• Equity at exit: $22,120

10-year hold

• IRR: 23.8%
• Equity multiple: 3.75×
• Total profit: $53,887
• Equity at exit: $28,067

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 74851

• Home prices YoY: 0.2%
• Active inventory: 140
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$13 /mo · $159/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $314

Break-even live

Break-even rent $518

Max offer price $70,000

Occupancy floor 61%

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 8 events

1. 2025-11-22
   status Pending
2. 2025-10-20
   listed $70,000 Active
3. 2025-07-09
   status Active
4. 2025-02-26
   historical
5. 2024-04-01
   status Pending
6. 2024-02-07
   status Active
7. 2024-01-30
   status Pending
8. 2024-01-26
   listed $60,000 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: $159 · $13/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$471/yr (+$39/mo · 296.2%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $10,997
• − Mortgage interest: −$3,921
• − Property taxes: −$159
• − Insurance: −$350
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$2,036
• Taxable income: $2,771
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,108/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

• City population: 11,161
• Population (ZIP): 11,161

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

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 · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

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

+16.7% since first listed

8 events — show timeline

• 2025-11-22 Pending — MLSOK
• 2025-10-20 Listed $70,000 MLSOK
• 2025-07-09 Relisted — MLSOK
• 2025-02-26 Listing Removed — MLSOK
• 2024-04-01 Pending — MLSOK
• 2024-02-07 Relisted — MLSOK
• 2024-01-30 Pending — MLSOK
• 2024-01-26 Listed $60,000 MLSOK

Property tax history

+4.0%/yr

Latest (2025): $159 · +8.2% YoY. Source: county tax records.