506 Mimosa Dr · Stigler, OK 74462

$99,000

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 104 Days on market

Built 1968 0.27 ac lot Est $126k · 22% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Appreciation +6.9/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Charming traditional home 2-bedroom, 1 bath tub/shower combo bathroom, (the 3rd bedroom was made into an office, a convenient carport, and a functional layout ideal for comfortable living. Major updates include an HVAC system and water heater, both approximately 5 years old. Situated in an established neighborhood with easy access to local amenities, this property offers a great opportunity for homeowners or investors alike. Schedule your showing today!

Key facts

• Water heater
• Carport
• Local amenities

Tags

• HVAC SYSTEM
• WATER HEATER
• CARPORT
• ESTABLISHED NEIGHBORHOOD
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Attached carport; 2 covered parking spaces; Concrete parking surface
• Utilities: Public water; Sewer available; Electricity available; Natural gas available
• Home design: Single family residence; One story; House
• Construction: Brick and vinyl siding exterior; Asphalt shingle roof
• Exterior features: Wood privacy fencing in back yard; Cleared lot; Corner lot; City lot; Public maintained road

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Total rooms listed as 1
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.7% in Stigler — 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 65/100 on livability (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stigler Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 448 students, 0% FRL); Stigler Ms (math 14% / reading 18%, grade F, #213 of 345 statewide, top 62%, 354 students, 0% FRL); Stigler Hs (math 12% / reading 37%, grade F, #150 of 447 statewide, top 48%, 385 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $4k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $126,144
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 NW J St	0.21mi	3/2.0	1,215 (+4%)	5mo	$128,000	$105	75
1101 NW 9th St	0.28mi	3/1.5	1,248 (+7%)	2mo	$149,000	$119	72
503 NW K St	0.16mi	3/2.0	1,300 (+11%)	16mo	$140,000	$108	56
503 NE 4th St	0.62mi	3/1.5	1,118 (-4%)	9mo	$104,900	$94	55
1102 NW H. St	0.34mi	2/1.0 (-1)	1,053 (-10%)	20mo	$120,000	$114	46
504 NE Tilden St	0.74mi	3/1.0	1,128 (-3%)	23mo	$137,500	$122	41
311 N Broadway St	0.48mi	2/1.0 (-1)	1,008 (-14%)	11mo	$48,500	$48	40

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.03×
• Total profit: $28,479
• Equity at exit: $49,214

10-year hold

• IRR: 18.1%
• Equity multiple: 3.85×
• Total profit: $79,007
• Equity at exit: $79,721

Cash invested: $27,720 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $191

Break-even live

Break-even rent $754

Max offer price $99,000

Occupancy floor 76%

Sensitivity live

Price	-10% $247	-5% $219	+0% $191	+5% $163	+10% $135
Rent	-10% $113	-5% $152	+0% $191	+5% $230	+10% $270
Rate	-1.0pp $241	-0.5pp $216	base $191	+0.5pp $166	+1.0pp $139

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-02
   days on market $99,000 Active 104 DOM
2. 2026-06-01
   days on market $99,000 Active 103 DOM
3. 2026-05-31
   days on market $99,000 Active 102 DOM
4. 2026-05-03
   price $99,000
5. 2026-04-11
   price $115,001
6. 2026-04-06
   price $134,901
7. 2026-03-09
   price $137,400
8. 2026-02-16
   listed $139,900 Active
9. 2009-04-21
   soldstatus $72,000
10. 2007-06-26
    soldstatus $72,000

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$471/yr (+$39/mo · 112.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $11,948
• − Mortgage interest: −$5,546
• − Property taxes: −$420
• − Insurance: −$495
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,880
• Taxable income: $696
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,127/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stigler, OK
• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

+37.5% since first listed

7 events — show timeline

• 2026-05-03 Price Changed $99,000 WRVBOR
• 2026-04-11 Price Changed $115,001 WRVBOR
• 2026-04-06 Price Changed $134,901 WRVBOR
• 2026-03-09 Price Changed $137,400 WRVBOR
• 2026-02-16 Listed $139,900 WRVBOR
• 2009-04-21 Sold (Public Records) $72,000 Public Records
• 2007-06-26 Sold (Public Records) $72,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $420 · +0.0% YoY. Source: county tax records.