101 Christi St · Paoli, OK 73074

$159,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 59 Days on market

Built 1979 0.32 ac lot Est $112k · 42% 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 +11.0/30.0
• Appreciation +9.4/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Opportunity meets value at 101 Christi Street in Paoli a 3-bedroom, 2-bath home offered AS IS with two additional residential lots included in the sale, giving buyers extra land, flexibility, and future potential rarely found at this price point. This single-story home offers approximately 1,230 square feet, a practical floor plan, central heat and air, attached garage, and a traditional brick exterior on a quiet residential street. Built in 1979, the layout provides comfortable everyday living while also offering a great opportunity for updates, personalization, or investment potential. What makes this property stand out is the added land: two residential lots directly south of the home a

Key facts

• 0.32 acre lot
• Garage
• Built 1979

Property features AI

Finance

• Other: Homestead exemption; No storm shelter; Property in Lynda Addition
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage; Garage door lift
• Security: Security system; Smoke alarm
• Utilities: Public utilities
• Home design: Single-family residence; One level; Faces west; Residential property
• Construction: Brick and frame construction; Brick exterior; Composition roof; Conventional foundation; Existing property
• Exterior features: Open patio; Outbuildings; Chain link fencing; Greenbelt; Infill lot

Interior

• Kitchen: Free-standing electric range/oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Smoke alarm
• Interior features: Cedar closets; Ceiling fans; No fireplace
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-68 ($-815/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (31.2% below list).
• Recommended offer: $109k (31.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#362 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Paoli (rural): math 15% / reading 20% proficiency, ranked #426 of 513 in OK (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Paoli Es (math 2% / reading 12%, grade F, #755 of 845 statewide, top 90%, 100 students, 0% FRL); Paoli Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 60 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.9% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,393 (31.2% 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 59 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.69% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $111,930
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Mark Ave	0.16mi	3/2.0	1,200 (-2%)	7mo	$134,999	$112	83
201 W West South St. St	0.35mi	3/2.0	1,344 (+9%)	8mo	$122,500	$91	61
107 W Stewart St	0.39mi	3/2.0	1,334 (+8%)	9mo	$171,000	$128	60
207 E Church St	0.48mi	3/1.0	1,200 (-2%)	18mo	$72,000	$60	54
109 W Stewart St	0.27mi	2/1.0 (-1)	1,120 (-9%)	15mo	$89,000	$79	50

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

Projected returns pro-forma

8.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.57×
• Total profit: $70,098
• Equity at exit: $130,384

10-year hold

• IRR: 18.8%
• Equity multiple: 5.66×
• Total profit: $207,297
• Equity at exit: $268,531

Cash invested: $44,520 (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 73074

• Home prices YoY: 3.9%
• Active inventory: 5
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-68

Break-even live

Break-even rent $1,180

Max offer price $146,998

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-23	+0% $-68	+5% $-113	+10% $-158
Rent	-10% $-154	-5% $-111	+0% $-68	+5% $-25	+10% $18
Rate	-1.0pp $12	-0.5pp $-28	base $-68	+0.5pp $-109	+1.0pp $-151

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $159,000 Active 59 DOM
2. 2026-06-21
   days on market $159,000 Active 58 DOM
3. 2026-06-18
   days on market $159,000 Active 56 DOM
4. 2026-06-17
   days on market $159,000 Active 55 DOM
5. 2026-06-16
   days on market $159,000 Active 54 DOM
6. 2026-06-15
   days on market $159,000 Active 53 DOM
7. 2026-06-13
   days on market $159,000 Active 51 DOM
8. 2026-06-12
   days on market $159,000 Active 50 DOM
9. 2026-06-09
   days on market $159,000 Active 47 DOM
10. 2026-06-08
    days on market $159,000 Active 46 DOM
11. 2026-06-08
    days on market $159,000 Active 45 DOM
12. 2026-06-05
    days on market $159,000 Active 43 DOM
13. 2026-06-04
    days on market $159,000 Active 41 DOM
14. 2026-06-02
    days on market $159,000 Active 40 DOM
15. 2026-06-01
    days on market $159,000 Active 39 DOM
16. 2026-05-31
    days on market $159,000 Active 38 DOM
17. 2026-04-23
    listed $159,000 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: $385 · $32/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$1,046/yr (+$87/mo · 271.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,127
• − Mortgage interest: −$8,906
• − Property taxes: −$385
• − Insurance: −$795
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$4,625
• Taxable loss: −$3,685
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $69/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: Paoli
• NCES district ID: 4023430
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $46,285
• Composite: 18.82/100
• National rank: #13991
• State rank: #426 of 513 in OK

Livability — Paoli

• Score: 60/100
• State rank: #362
• US rank: #19216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paoli, OK
• Population (ZIP): 1,147

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 18% Hispanic / Latino 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 9% European 2% Iranian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.87%
• Current HPI: 236.8197
• 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

1 event — show timeline

• 2026-04-23 Listed $159,000 MLSOK

Property tax history

+3.1%/yr

Latest (2025): $385 · +5.5% YoY. Source: county tax records.