11488 State Hwy 78 · Emet, OK 73450

$129,999

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 37 Days on market

Built 1980 1.61 ac lot

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Perfect first starter right outside Milburn Oklahoma priced to move! Home features gorgeous over sized 1.6 acre lot with beautiful mature pecan and oak trees. Home has a large fenced in side yard and a large shed. Nice covered from porch to sit on in the evenings. Home comes with a new window units, refrigerator and washer and dryer! Blue River and Tishomingo Wild Life Refuge is close by as well if you enjoy fishing or swimming. This home is priced to sell and wont last long!

Key facts

• Covered front porch
• 1.61 acre lot
• Built 1980

Tags

• OVERSIZED 1.6 ACRE LOT
• MATURE PECAN AND OAK TREES
• LARGE FENCED SIDE YARD
• SPACIOUS STORAGE SHED
• COVERED FRONT PORCH
• SHORT DRIVE FROM BLUE RIVER

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Water available; Well water; Aerobic septic
• Home design: Single-story; Faces west; Slab foundation
• Construction: Steel construction; Metal roof; Built (year source: public records)
• Exterior features: Covered porch; Dog run; Shed(s); Partial fencing; Mature trees

Interior

• Kitchen: Cooktop; Oven; Range; Dishwasher
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Aluminum-framed windows; Wood countertops; Ceiling fan(s); Gas oven connection; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-45 ($-544/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (16.9% below list).
• Recommended offer: $108k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Milburn (rural): math 10% / reading 25% proficiency, ranked #440 of 513 in OK (top 86%) — 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.
• Market conditions: 12 active listings in the ZIP; 2 units permitted in Johnston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $107,980 (16.9% 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 37 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 10.0

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: 6.1%
• Equity multiple: 1.35×
• Total profit: $12,788
• Equity at exit: $58,453

10-year hold

• IRR: 9.0%
• Equity multiple: 2.36×
• Total profit: $49,615
• Equity at exit: $90,083

Cash invested: $36,400 (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 73450

• Active inventory: 12
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-45

Break-even live

Break-even rent $1,137

Max offer price $123,437

Occupancy floor 99%

Sensitivity live

Price	-10% $44	-5% $0	+0% $-45	+5% $-90	+10% $-135
Rent	-10% $-131	-5% $-88	+0% $-45	+5% $-3	+10% $40
Rate	-1.0pp $20	-0.5pp $-12	base $-45	+0.5pp $-79	+1.0pp $-113

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $129,999 Active 37 DOM
2. 2026-06-18
   price $129,999 Active 36 DOM
3. 2026-06-17
   price $120,999 Active 36 DOM
4. 2026-06-17
   days on market $134,999 Active 36 DOM
5. 2026-06-16
   days on market $134,999 Active 35 DOM
6. 2026-06-15
   days on market $134,999 Active 34 DOM
7. 2026-06-13
   days on market $134,999 Active 32 DOM
8. 2026-06-12
   pricedays on market $134,999 Active 31 DOM
9. 2026-06-09
   days on market $139,999 Active 28 DOM
10. 2026-06-08
    days on market $139,999 Active 27 DOM
11. 2026-06-08
    days on market $139,999 Active 26 DOM
12. 2026-06-05
    days on market $139,999 Active 24 DOM
13. 2026-06-04
    days on market $139,999 Active 22 DOM
14. 2026-06-03
    pricedays on market $139,999 Active 21 DOM
15. 2026-06-01
    days on market $149,999 Active 20 DOM
16. 2026-05-31
    days on market $149,999 Active 19 DOM
17. 2026-05-12
    listed $159,999 Active
18. 2022-08-30
    soldstatus $119,000 Closed 480-char remark

    Show marketing remark (480 chars)

    Perfect first starter right outside Milburn Oklahoma priced to move! Home features gorgeous over sized 1.6 acre lot with beautiful mature pecan and oak trees. Home has a large fenced in side yard and a large shed. Nice covered from porch to sit on in the evenings. Home comes with a new window units, refrigerator and washer and dryer! Blue River and Tishomingo Wild Life Refuge is close by as well if you enjoy fishing or swimming. This home is priced to sell and wont last long!

19. 2022-07-19
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Perfect first starter right outside Milburn Oklahoma priced to move! Home features gorgeous over sized 1.6 acre lot with beautiful mature pecan and oak trees. Home has a large fenced in side yard and a large shed. Nice covered from porch to sit on in the evenings. Home comes with a new window units, refrigerator and washer and dryer! Blue River and Tishomingo Wild Life Refuge is close by as well if you enjoy fishing or swimming. This home is priced to sell and wont last long!

20. 2022-07-12
    status Active 480-char remark

    Show marketing remark (480 chars)

    Perfect first starter right outside Milburn Oklahoma priced to move! Home features gorgeous over sized 1.6 acre lot with beautiful mature pecan and oak trees. Home has a large fenced in side yard and a large shed. Nice covered from porch to sit on in the evenings. Home comes with a new window units, refrigerator and washer and dryer! Blue River and Tishomingo Wild Life Refuge is close by as well if you enjoy fishing or swimming. This home is priced to sell and wont last long!

21. 2022-06-18
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Perfect first starter right outside Milburn Oklahoma priced to move! Home features gorgeous over sized 1.6 acre lot with beautiful mature pecan and oak trees. Home has a large fenced in side yard and a large shed. Nice covered from porch to sit on in the evenings. Home comes with a new window units, refrigerator and washer and dryer! Blue River and Tishomingo Wild Life Refuge is close by as well if you enjoy fishing or swimming. This home is priced to sell and wont last long!

22. 2022-06-13
    listed $119,000 Active 480-char remark

    Show marketing remark (480 chars)

    Perfect first starter right outside Milburn Oklahoma priced to move! Home features gorgeous over sized 1.6 acre lot with beautiful mature pecan and oak trees. Home has a large fenced in side yard and a large shed. Nice covered from porch to sit on in the evenings. Home comes with a new window units, refrigerator and washer and dryer! Blue River and Tishomingo Wild Life Refuge is close by as well if you enjoy fishing or swimming. This home is priced to sell and wont last long!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,958
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$3,782
• Taxable loss: −$2,779
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $123/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: Milburn
• NCES district ID: 4019980
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $39,713
• Composite: 18.18/100
• National rank: #14071
• State rank: #440 of 513 in OK

Livability — Emet

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Emet, OK
• Population (ZIP): 1,397

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 11,201 people
• By 2030: 11,244 · +0.4%
• By 2040: 11,212 · +0.1%
• By 2050: 10,993 · -1.9%
• By 2075: 10,708 · -4.4%
• By 2100: 10,764 · -3.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 18% Native American 12% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Johnston

• 2024 margin: Solid R (+65.7) · D 16.2% · R 81.8% · Other 2.0%
• 2008→2024 swing: -28.8pp toward R · 2008: -36.9pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.6 2016: R+57.5 2012: R+40.0 2008: R+36.9

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

+34.5% since first listed

6 events — show timeline

• 2026-05-12 Listed $159,999 MLS Technology, Inc.
• 2022-08-30 Sold (MLS) $119,000 MLS Technology, Inc.
• 2022-07-19 Pending — MLS Technology, Inc.
• 2022-07-12 Relisted — MLS Technology, Inc.
• 2022-06-18 Pending — MLS Technology, Inc.
• 2022-06-13 Listed $119,000 MLS Technology, Inc.