39761 State Highway 59 · Rosedale, OK 74831

$90,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 161 Days on market

Built 1970 2.00 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 +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Nestled on a private, wooded 2 acre lot just off State Highway 59 and a convenient 20 miles from Purcell, this 3 bedroom, 1 bathroom home presents a fantastic opportunity. This home awaits your personal touch while offering a serene escape and the potential to create the perfect starter home in a desirable location with ample outdoor space.

Key facts

• Ample outdoor space
• Private wooded lot
• 2 acre lot

Tags

• PRIVATE WOODED LOT
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Other: Property listed as active; Occupied; No conditions affecting sale
• Financial info: Loan financing available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One level; Existing property; Homestead eligible
• Construction: Frame construction; Composition roof; Slab foundation; Built prior to or in assessor records (living area source: assessor)
• Exterior features: Covered porch; Rural, wooded lot

Interior

• Kitchen: Free-standing electric range; Free-standing electric oven
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central gas heating
• Interior features: Water heater; No fireplace; One living area
• Laundry & utility: Washer/dryer hookups not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#685 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D+, amenities F, commute F.
• Wayne (rural): math 11% / reading 19% proficiency, ranked #219 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wayne Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 204 students, 0% FRL); Wayne Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 146 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $44k; list at $90k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.33% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 2.46×
• Total profit: $36,771
• Equity at exit: $40,468

10-year hold

• IRR: 26.4%
• Equity multiple: 4.75×
• Total profit: $94,484
• Equity at exit: $62,366

Cash invested: $25,200 (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 74831

• Active inventory: 14
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $408

Break-even live

Break-even rent $682

Max offer price $90,000

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-23
   status Pending
2. 2025-11-13
   listed $90,000 Active
3. 2025-10-27
   historical
4. 2025-08-06
   price $90,000
5. 2025-06-13
   status Active
6. 2025-05-19
   status Pending
7. 2025-05-12
   listed $100,000 Active
8. 2024-12-17
   historical
9. 2024-12-16
   historical
10. 2024-10-08
    price $149,900
11. 2024-10-08
    price $149,900
12. 2024-08-15
    listed $153,000 Active
13. 2024-06-18
    listed $153,000 Active
14. 2024-06-13
    historical
15. 2024-04-10
    price $156,000
16. 2024-03-17
    price $160,000
17. 2024-02-13
    price $165,000
18. 2023-12-12
    listed $170,000 Active
19. 2016-08-09
    historical
20. 2013-07-22
    soldstatus $44,000
21. 2012-12-09
    listed $51,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$460/yr (+$38/mo · 131.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,374
• − Mortgage interest: −$5,041
• − Property taxes: −$350
• − Insurance: −$450
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,618
• Taxable income: $3,614
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,024/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: Wayne
• NCES district ID: 4032010
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $44,370
• Composite: 13.2/100
• National rank: #9554
• State rank: #219 of 270 in OK

Livability — Rosedale

• Score: 49/100
• State rank: #685
• US rank: #25972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 713

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 13% Two or more races 4% Asian 1%
• Common ancestry: Serbian 1% European 1% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Vietnamese 1% Spanish 1%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+76.5% since first listed

21 events — show timeline

• 2026-04-23 Pending — MLSOK
• 2025-11-13 Listed $90,000 MLSOK
• 2025-10-27 Listing Removed — MLSOK
• 2025-08-06 Price Changed $90,000 MLSOK
• 2025-06-13 Relisted — MLSOK
• 2025-05-19 Pending — MLSOK
• 2025-05-12 Listed $100,000 MLSOK
• 2024-12-17 Listing Removed — MLSOK
• 2024-12-16 Listing Removed — MLS Technology, Inc.
• 2024-10-08 Price Changed $149,900 MLS Technology, Inc.
• 2024-10-08 Price Changed $149,900 MLSOK
• 2024-08-15 Listed $153,000 MLS Technology, Inc.
• 2024-06-18 Listed $153,000 MLSOK
• 2024-06-13 Listing Removed — MLSOK
• 2024-04-10 Price Changed $156,000 MLSOK
• 2024-03-17 Price Changed $160,000 MLSOK
• 2024-02-13 Price Changed $165,000 MLSOK
• 2023-12-12 Listed $170,000 MLSOK
• 2016-08-09 Listing Removed — MLSOK
• 2013-07-22 Sold (MLS) $44,000 MLSOK
• 2012-12-09 Listed $51,000 MLSOK

Property tax history

+3.3%/yr

Latest (2025): $350 · +5.1% YoY. Source: county tax records.