809 Carbon Ave · Hartshorne, OK 74547

$135,000

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 159 Days on market

Built 1971 0.48 ac lot Est $134k · at est.

---

Why this score? — see what drove the C- 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 +17.3/30.0
• Appreciation +8.1/10.0
• ARV discount +7.1/15.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Cozy 3 bedroom/ 2 bath (1 currently being completed) vinyl sided Ranch style home on 1/2 acre with mature trees, chain link fence, attached carport, and patio. Included appliances, Dishwasher, Range, microwave, refrigerator. Window unit air conditioner and wall furnace.

Key facts

• Formal dining
• Formal laundry room
• Attached carport

Tags

• FORMAL DINING
• FORMAL LAUNDRY ROOM
• NEW ROOF
• LOTS OF COUNTER TOP SPACE
• ATTACHED CARPORT
• 2 FIREPLACE UNITS

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built with wood frame and vinyl siding; Asphalt/fiberglass roof; Crawl space
• Exterior features: Covered porch; Porch; Partial chain link fencing; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Window air conditioning unit(s)
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $98 ($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 $116k (13.9% below list).
• Recommended offer: $116k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#391 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hartshorne (town): math 6% / reading 9% proficiency, ranked #257 of 270 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $8k appreciation (6.3% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 159 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

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 (13.9% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $133,856
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 S 10th	0.18mi	3/2.0	1,456 (-3%)	2mo	$174,000	$120	81
710 Kiowa St	0.25mi	3/2.0	1,501 (-0%)	13mo	$163,000	$109	73
611 Kali Inla	0.20mi	3/1.5	1,572 (+4%)	10mo	$154,900	$99	73
1001 Carbon Rd	0.21mi	3/1.0	1,396 (-7%)	11mo	$99,000	$71	69
1025 Kali Inla Ave	0.28mi	2/2.0 (-1)	1,428 (-5%)	9mo	$55,000	$39	62
1015 Kali Inla Ave	0.24mi	2/2.0 (-1)	1,473 (-2%)	22mo	$95,000	$64	58
700 Lakeview Dr	0.63mi	3/2.0	1,458 (-3%)	13mo	$175,000	$120	51
111 East Dr	0.42mi	3/2.0	1,350 (-10%)	16mo	$142,000	$105	46
400 Cherokee	0.72mi	3/2.0	1,344 (-11%)	1mo	$120,000	$89	44
1009 S 3rd St	0.67mi	3/1.0	1,334 (-11%)	17mo	$88,500	$66	36
1015 Diehl Ln	0.73mi	3/2.0	1,670 (+11%)	11mo	$77,000	$46	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.26×
• Total profit: $47,556
• Equity at exit: $87,379

10-year hold

• IRR: 18.0%
• Equity multiple: 4.55×
• Total profit: $134,286
• Equity at exit: $160,672

Cash invested: $37,800 (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 74547

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $98

Break-even live

Break-even rent $1,037

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $175	-5% $137	+0% $98	+5% $60	+10% $22
Rent	-10% $7	-5% $53	+0% $98	+5% $144	+10% $190
Rate	-1.0pp $166	-0.5pp $133	base $98	+0.5pp $63	+1.0pp $28

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $135,000 Active 159 DOM
2. 2026-06-18
   days on market $135,000 Active 157 DOM
3. 2026-06-17
   days on market $135,000 Active 156 DOM
4. 2026-06-16
   days on market $135,000 Active 155 DOM
5. 2026-06-15
   days on market $135,000 Active 154 DOM
6. 2026-06-13
   days on market $135,000 Active 152 DOM
7. 2026-06-12
   days on market $135,000 Active 151 DOM
8. 2026-06-09
   days on market $135,000 Active 148 DOM
9. 2026-06-08
   days on market $135,000 Active 147 DOM
10. 2026-06-08
    days on market $135,000 Active 146 DOM
11. 2026-06-07
    days on market $135,000 Active 145 DOM
12. 2026-06-04
    days on market $135,000 Active 142 DOM
13. 2026-06-02
    days on market $135,000 Active 141 DOM
14. 2026-06-01
    days on market $135,000 Active 140 DOM
15. 2026-05-31
    days on market $135,000 Active 139 DOM
16. 2026-01-09
    listed $135,000 Active
17. 2025-08-13
    historical
18. 2025-02-15
    price $135,000
19. 2024-08-13
    listed $140,000 Active
20. 2023-07-28
    soldstatus $60,000 Closed 270-char remark

    Show marketing remark (270 chars)

    Cozy 3 bedroom/ 2 bath (1 currently being completed) vinyl sided Ranch style home on 1/2 acre with mature trees, chain link fence, attached carport, and patio. Included appliances, Dishwasher, Range, microwave, refrigerator. Window unit air conditioner and wall furnace.

21. 2023-06-24
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Cozy 3 bedroom/ 2 bath (1 currently being completed) vinyl sided Ranch style home on 1/2 acre with mature trees, chain link fence, attached carport, and patio. Included appliances, Dishwasher, Range, microwave, refrigerator. Window unit air conditioner and wall furnace.

22. 2023-06-14
    listed $75,000 Active 270-char remark

    Show marketing remark (270 chars)

    Cozy 3 bedroom/ 2 bath (1 currently being completed) vinyl sided Ranch style home on 1/2 acre with mature trees, chain link fence, attached carport, and patio. Included appliances, Dishwasher, Range, microwave, refrigerator. Window unit air conditioner and wall furnace.

23. 2015-12-11
    historical
24. 2014-12-12
    listed $59,900

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$552/yr (+$46/mo · 83.3%)

ⓘ 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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,943
• − Mortgage interest: −$7,562
• − Property taxes: −$663
• − Insurance: −$675
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,927
• Taxable loss: −$1,116
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $1,449/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: Hartshorne
• NCES district ID: 4013920
• Math proficiency: 6% ▼ -18.00%
• Reading proficiency: 9% ▼ -11.00%
• Median HH income: $43,191
• Composite: 6.89/100
• National rank: #9979
• State rank: #257 of 270 in OK

Livability — Hartshorne

• Score: 59/100
• State rank: #391
• US rank: #20117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartshorne, OK
• Population (ZIP): 3,014

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 0.64)
• Race & ethnicity: White 60% Two or more races 28% Native American 9% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 6.29%
• Current HPI: 244.0253
• 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

+125.4% since first listed

9 events — show timeline

• 2026-01-09 Listed $135,000 MLS Technology, Inc.
• 2025-08-13 Listing Removed — MLS Technology, Inc.
• 2025-02-15 Price Changed $135,000 MLS Technology, Inc.
• 2024-08-13 Listed $140,000 MLS Technology, Inc.
• 2023-07-28 Sold (MLS) $60,000 MLS Technology, Inc.
• 2023-06-24 Pending — MLS Technology, Inc.
• 2023-06-14 Listed $75,000 MLS Technology, Inc.
• 2015-12-11 Listing Removed — MLS Technology, Inc.
• 2014-12-12 Listed $59,900 MLS Technology, Inc.

Property tax history

+7.5%/yr

Latest (2025): $663 · +4.4% YoY. Source: county tax records.