770 NW Seneca · Krebs, OK 74501

$140,000

3 bd · 1.0 ba · 1,485 sqft · SingleFamily public records · 96 Days on market

Built 1996 0.66 ac lot Est $160k · 13% under

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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 +16.0/30.0
• ARV discount +13.2/15.0
• DSCR +4.9/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Adorable, spacious, home on an enormous lot in Krebs known as "Oklahoma's Little Italy. " Home offers a great layout, three bedrooms, one and a half bath, one car size garage/workspace, and open concept. Sellers plan to pay for new roof and new HVAC at closing.

Key facts

• Great layout
• New hvac
• Enormous lot

Tags

• ENORMOUS LOT
• GREAT LAYOUT
• NEW ROOF
• NEW HVAC

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered porch; Porch; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal; Electric water heater; Country-style kitchen with breakfast nook
• Bedrooms: Master bedroom (first floor); Additional bedrooms (first floor)
• Flooring: Carpet; Concrete; Tile
• Bathrooms: One full bathroom (hall); One half bathroom (master)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Insulated and storm doors; Laminate countertops; Ceiling fans; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $69 ($827/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 $116k (17.0% below list).
• Recommended offer: $116k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#294 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment D-.
• Krebs (town): math 25% / reading 26% proficiency, ranked #99 of 270 in OK (top 37%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Krebs Public School (math 25% / reading 26%, grade F, #345 of 845 statewide, top 41%, 494 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 133 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $98k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $116,189 (17.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $160,380
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 NW Bocci Dr	0.15mi	4/1.5 (+1)	1,406 (-5%)	2mo	$139,900	$100	76
720 Bocci	0.12mi	3/1.5	1,368 (-8%)	13mo	$140,000	$102	68
285 NW Miami Ave	0.48mi	3/2.0	1,437 (-3%)	10mo	$91,000	$63	60
602 NW 8th St	0.16mi	3/2.0	1,616 (+9%)	21mo	$175,000	$108	56
173 NW 3rd St	0.70mi	3/2.0	1,425 (-4%)	20mo	$160,000	$112	40
210 W Creek Ave	0.62mi	3/2.0	1,615 (+9%)	17mo	$206,000	$128	38

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-18,354
• Equity at exit: $20,874

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-10,558
• Equity at exit: $12,105

Cash invested: $39,200 (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 74501

• Home prices YoY: -25.8%
• Active inventory: 133
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $69

Break-even live

Break-even rent $1,075

Max offer price $140,000

Occupancy floor 89%

Sensitivity live

Price	-10% $148	-5% $109	+0% $69	+5% $29	+10% $-10
Rent	-10% $-23	-5% $23	+0% $69	+5% $115	+10% $161
Rate	-1.0pp $139	-0.5pp $104	base $69	+0.5pp $33	+1.0pp $-4

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $140,000 Active 96 DOM
2. 2026-06-21
   days on market $140,000 Active 95 DOM
3. 2026-06-18
   days on market $140,000 Active 93 DOM
4. 2026-06-17
   days on market $140,000 Active 92 DOM
5. 2026-06-16
   days on market $140,000 Active 91 DOM
6. 2026-06-15
   days on market $140,000 Active 90 DOM
7. 2026-06-13
   days on market $140,000 Active 88 DOM
8. 2026-06-12
   days on market $140,000 Active 87 DOM
9. 2026-06-09
   days on market $140,000 Active 84 DOM
10. 2026-06-08
    days on market $140,000 Active 83 DOM
11. 2026-06-08
    days on market $140,000 Active 82 DOM
12. 2026-06-05
    days on market $140,000 Active 80 DOM
13. 2026-06-04
    days on market $140,000 Active 78 DOM
14. 2026-06-02
    days on market $140,000 Active 77 DOM
15. 2026-06-01
    days on market $140,000 Active 76 DOM
16. 2026-05-31
    days on market $140,000 Active 75 DOM
17. 2026-03-17
    listed $140,000 Active
18. 2026-03-16
    historical
19. 2025-09-12
    listed $140,000 Active
20. 2005-11-08
    soldstatus $97,500
21. 2005-06-27
    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: $678 · $56/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$582/yr (+$48/mo · 85.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,943
• − Mortgage interest: −$7,842
• − Property taxes: −$678
• − Insurance: −$700
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$4,073
• Taxable loss: −$1,581
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,206/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: Krebs
• NCES district ID: 4016720
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $46,002
• Composite: 22.09/100
• National rank: #8185
• State rank: #99 of 270 in OK

Livability — Krebs

• Score: 61/100
• State rank: #294
• US rank: #17457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Krebs, OK
• City population: 1,822
• Population (ZIP): 28,687

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 17% Native American 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.14%
• Current HPI: 212.9867
• 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

+180.0% since first listed

5 events — show timeline

• 2026-03-17 Listed $140,000 MLS Technology, Inc.
• 2026-03-16 Listing Removed — MLS Technology, Inc.
• 2025-09-12 Listed $140,000 MLS Technology, Inc.
• 2005-11-08 Sold (Public Records) $97,500 Public Records
• 2005-06-27 Sold (Public Records) $50,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $678 · +8.0% YoY. Source: county tax records.