1026 N Taft Ave · Okmulgee, OK 74447

$99,000

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 93 Days on market

Built 1930 0.33 ac lot Est $99k · at est.

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Why this score? — see what drove the C- 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.7/15.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks

Move-in ready 3 bedroom, 2 bathroom home situated on a spacious 1/3-acre corner lot! This property offers great curb appeal with mature trees, a covered front porch, and a fully fenced yard perfect for pets, play, or entertaining. Inside, you’ll find new flooring, vinyl windows for energy efficiency, and major system updates including a new HVAC system and ductwork for peace of mind. The roof is only 6 years old, making this home truly worry-free. With plenty of outdoor space and some updates completed, this home is ready for its next owner to move right in and enjoy!

Key facts

• Covered front porch
• Vinyl windows
• New flooring

Tags

• CORNER LOT
• COVERED FRONT PORCH
• FULLY FENCED YARD
• NEW FLOORING
• VINYL WINDOWS
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Chain link fencing; Gravel driveway; Shed(s); Corner lot

Interior

• Kitchen: Electric and gas range/oven connections
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Vinyl window frames; Electric oven and range connections; Gas oven and range connections; Gas water heater
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Okmulgee Primary Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 532 students, 0% FRL); Dunbar Intermediate Es (math 2% / reading 7%, grade F, #326 of 345 statewide, top 95%, 322 students, 0% FRL); Okmulgee Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 331 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 147 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $99k implies a 692% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 93 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 1930 — 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. 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. 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: 1.04% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $99,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 N Alabama Ave	0.34mi	3/1.0	1,182 (-0%)	1mo	$15,000	$13	79
1401 N Taft Ave	0.39mi	3/2.0	1,234 (+4%)	3mo	$159,000	$129	73
910 N Okmulgee Ave	0.42mi	3/1.0	1,218 (+3%)	7mo	$50,000	$41	66
400 Yuchi Dr	0.64mi	3/2.0	1,170 (-1%)	5mo	$105,000	$90	64
1106 N Alabama Ave	0.32mi	3/1.0	1,304 (+10%)	3mo	$109,900	$84	62
1103 N Alabama Ave	0.35mi	3/2.0	1,260 (+6%)	15mo	$141,000	$112	60
1422 N Kern Ave	0.49mi	3/1.0	1,192 (+1%)	15mo	$25,000	$21	60
805 N Sherman Ave	0.23mi	3/1.0	1,064 (-10%)	11mo	$123,000	$116	59
1422 N Alabama St	0.55mi	3/1.0	1,200 (+1%)	13mo	$148,999	$124	57
1218 N Oklahoma Ave	0.23mi	2/2.0 (-1)	1,288 (+9%)	15mo	$20,000	$16	57
804 N Griffin Ave	0.31mi	2/1.0 (-1)	1,008 (-15%)	3mo	$33,000	$33	50
602 N Collins Ave	0.45mi	2/2.0 (-1)	1,333 (+13%)	5mo	$75,000	$56	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,112
• Equity at exit: $14,761

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $15,981
• Equity at exit: $8,560

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 74447

• Home prices YoY: -3.6%
• Active inventory: 147
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$519
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $219

Break-even live

Break-even rent $747

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $275	-5% $247	+0% $219	+5% $191	+10% $163
Rent	-10% $138	-5% $179	+0% $219	+5% $260	+10% $300
Rate	-1.0pp $269	-0.5pp $245	base $219	+0.5pp $194	+1.0pp $168

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	16d	1	0.69mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	4d	1	0.88mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	25d	1	1.08mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	25d	1	1.08mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	25d	1	1.08mi

Listing history 3 events

1. 2026-05-23
   status Pending
2. 2026-02-18
   listed $99,000 Active
3. 1998-07-17
   soldstatus $12,500

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$530/yr (+$44/mo · 146.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,302
• − Mortgage interest: −$5,546
• − Property taxes: −$361
• − Insurance: −$495
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,880
• Taxable income: $1,052
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,380/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

+692.0% since first listed

3 events — show timeline

• 2026-05-23 Pending — MLS Technology, Inc.
• 2026-02-18 Listed $99,000 MLS Technology, Inc.
• 1998-07-17 Sold (Public Records) $12,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $361 · +6.2% YoY. Source: county tax records.