35080 Gilmore Rd · Monroe, OK 74953

$160,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 25 Days on market

Built 1985 2.50 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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to peaceful country living on 2.5 +/- beautiful acres! This charming 2-bedroom, 2-bath home offers the perfect blend of comfort, functionality, and space to enjoy the outdoors. Inside, you’ll find a well-designed layout with central heat and air for year-round comfort, along with spacious living areas that create a warm and inviting feel. The durable metal roof adds long-term value and low maintenance, giving you peace of mind for years to come. Step outside and take in everything this property has to offer—mature shade trees provide a relaxing setting, while the 2-car carport offers convenient covered parking. There’s plenty of room for kids, pets, or simply enjoy

Key facts

• 2 car carport
• Metal roof
• 2.5 acres

Tags

• 2.5 ACRES
• METAL ROOF
• MATURE SHADE TREES
• 2 CAR CARPORT
• STORM SHELTER
• RV MOBILE HOME HOOKUP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (17.0% below list).
• Recommended offer: $133k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#493 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Monroe (rural): math 20% / reading 20% proficiency, ranked #404 of 513 in OK (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 137 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $160k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,736 (17.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.80×
• Total profit: $35,757
• Equity at exit: $83,210

10-year hold

• IRR: 14.3%
• Equity multiple: 3.38×
• Total profit: $106,456
• Equity at exit: $137,790

Cash invested: $44,800 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 137
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $94

Break-even live

Break-even rent $1,209

Max offer price $160,000

Occupancy floor 88%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-13
   status Pending
2. 2026-03-19
   listed $160,000 Active
3. 2016-05-05
   soldstatus $50,000

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$849/yr (+$71/mo · 143.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,928
• − Mortgage interest: −$8,962
• − Property taxes: −$591
• − Insurance: −$800
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$4,655
• Taxable loss: −$1,628
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,514/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: Monroe
• NCES district ID: 4020190
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $42,789
• Composite: 20.47/100
• National rank: #13787
• State rank: #404 of 513 in OK

Livability — Monroe

• Score: 57/100
• State rank: #493
• US rank: #22311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 106
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+220.0% since first listed

3 events — show timeline

• 2026-04-13 Pending — WRVBOR
• 2026-03-19 Listed $160,000 WRVBOR
• 2016-05-05 Sold (Public Records) $50,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $591 · -8.7% YoY. Source: county tax records.