406 N Pioneer St · Fort Cobb, OK 73038

$75,000

3 bd · 1.0 ba · 1,719 sqft · SingleFamily public records · 63 Days on market

Built 1960 0.26 ac lot Est $95k · 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0

Listing remarks

Large home (fixer upper) on 2 lots at the Crow Roost Addition, Fort Cobb Lake 1/2 mile to the Crow Roost boat ramp. The property has 2 large bedrooms 1 finished bathroom and 1 bathroom unfinished, a large garage with a huge backyard.

Key facts

• Crow roost addition
• Fort cobb lake
• Huge backyard

Tags

• 2 LOTS
• CROW ROOST ADDITION
• FORT COBB LAKE
• BOAT RAMP
• HUGE BACKYARD

Property features AI

Finance

• Other: Property is vacant and available; Listing broker: Superior Realty LLC
• Financial info: Homestead exemption claimed
• HOA & community: No mandatory association dues

Exterior

• Security: Below-ground storm shelter
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Panel Ray heating; Window unit(s) for cooling
• Interior features: Living area includes one living area; One dining area; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#200 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Binger-Oney (rural): math 25% / reading 30% proficiency, ranked #305 of 513 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Binger-Oney Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 191 students, 0% FRL); Binger-Oney Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 99 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $75k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.51% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.46%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $94,545
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Easy St	0.31mi	4/1.0 (+1)	1,687 (-2%)	4mo	$92,500	$55	74

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $16,195
• Equity at exit: $11,183

10-year hold

• IRR: 27.3%
• Equity multiple: 3.41×
• Total profit: $50,532
• Equity at exit: $6,485

Cash invested: $21,000 (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 73038

• Home prices YoY: -3.3%
• Active inventory: 18
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $446

Break-even live

Break-even rent $566

Max offer price $75,000

Occupancy floor 56%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 63 DOM
2. 2026-06-17
   days on market $75,000 Active 62 DOM
3. 2026-06-17
   price $75,000 Active 61 DOM
4. 2026-06-16
   days on market $80,000 Active 61 DOM
5. 2026-06-15
   days on market $80,000 Active 60 DOM
6. 2026-06-13
   days on market $80,000 Active 58 DOM
7. 2026-06-12
   days on market $80,000 Active 57 DOM
8. 2026-06-09
   days on market $80,000 Active 54 DOM
9. 2026-06-08
   days on market $80,000 Active 53 DOM
10. 2026-06-08
    pricedays on market $80,000 Active 52 DOM
11. 2026-06-05
    days on market $89,000 Active 50 DOM
12. 2026-06-04
    days on market $89,000 Active 48 DOM
13. 2026-06-02
    days on market $89,000 Active 47 DOM
14. 2026-06-01
    days on market $89,000 Active 46 DOM
15. 2026-05-31
    days on market $89,000 Active 45 DOM
16. 2026-05-14
    price $89,000
17. 2026-05-06
    price $93,000
18. 2026-04-16
    listed $99,900 Active
19. 2009-03-17
    soldstatus $19,500

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$404/yr (+$34/mo · 149.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,559
• − Mortgage interest: −$4,201
• − Property taxes: −$271
• − Insurance: −$375
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,182
• Taxable income: $4,361
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $4,300/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: Binger-Oney
• NCES district ID: 4033603
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $40,528
• Composite: 26.15/100
• National rank: #12717
• State rank: #305 of 513 in OK

Livability — Fort Cobb

• Score: 63/100
• State rank: #200
• US rank: #15072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,442

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 64% Native American 21% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.67%
• Current HPI: 167.8913
• 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

+356.4% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $89,000 MLSOK
• 2026-05-06 Price Changed $93,000 MLSOK
• 2026-04-16 Listed $99,900 MLSOK
• 2009-03-17 Sold (Public Records) $19,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $271 · +2.3% YoY. Source: county tax records.