902 N Broadway St · Stigler, OK 74462

$70,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 14 Days on market

Built 1975 0.64 ac lot ↓ 26% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Located on a large corner lot at H St. & Broadway, this 3 bedroom, 2 bath home is packed with opportunity! Sitting on over half an acre, this property features a 2-car attached front entry garage, a cozy wood-burning fireplace, and an abundance of storage throughout. With a little imagination and TLC, this home could be transformed into a great investment property, rental, or the perfect first home. The spacious lot offers plenty of room to enjoy outdoor living, gardening, or future improvements. Being sold AS-IS, this property is ideal for buyers looking to add their own personal touch and build equity. Don’t miss your chance to turn this hidden gem into something special!

Key facts

• Large corner lot
• Abundance of storage
• Spacious lot

Tags

• LARGE CORNER LOT
• WOOD BURNING FIREPLACE
• ABUNDANCE OF STORAGE
• SPACIOUS LOT
• OUTDOOR LIVING

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Electricity available; Fiber optic available; Public water; Public sewer
• Home design: Single-story; Handicap accessible; Slab foundation
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Porch; Chain link fencing; Corner lot; Faces west

Interior

• Kitchen: Oven; Range; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum-framed windows; Accessible doors; High-speed internet available; Wired for data; Ceiling fan(s); Laminate counters; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 13.5% vs local median 3.7% in Stigler — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stigler Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 448 students, 0% FRL); Stigler Ms (math 14% / reading 18%, grade F, #213 of 345 statewide, top 62%, 354 students, 0% FRL); Stigler Hs (math 12% / reading 37%, grade F, #150 of 447 statewide, top 48%, 385 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $70,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.73%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $151,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 NW 3rd St	0.29mi	3/2.0	1,652 (-1%)	12mo	$50,000	$30	75
303 NW 3rd St	0.32mi	3/2.0	1,716 (+3%)	8mo	$67,900	$40	74
405 NW K St	0.36mi	3/2.0	1,596 (-4%)	3mo	$145,000	$91	74
1006 NW 6th St	0.39mi	3/1.5	1,604 (-4%)	3mo	$83,000	$52	71
303 NW Rose Ln	0.19mi	4/2.0 (+1)	1,720 (+3%)	13mo	$195,000	$113	70
508 NW 2nd St	0.22mi	4/1.0 (+1)	1,708 (+2%)	8mo	$137,000	$80	70
1219 NW 3rd Cir	0.40mi	3/2.0	1,617 (-3%)	8mo	$195,000	$121	69
405 NE F	0.25mi	3/2.0	1,568 (-6%)	15mo	$165,000	$105	66
707 NE H. St	0.46mi	3/1.5	1,508 (-10%)	7mo	$160,000	$106	55
404 David Walker Ln	0.74mi	4/2.0 (+1)	1,809 (+8%)	8mo	$85,000	$47	39
1000 N Bermuda Dr	0.75mi	3/1.5	1,452 (-13%)	5mo	$127,500	$88	37
314 Ted Allen Ln	0.72mi	4/1.5 (+1)	1,539 (-8%)	12mo	$162,000	$105	36

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.96×
• Total profit: $38,331
• Equity at exit: $34,798

10-year hold

• IRR: 32.7%
• Equity multiple: 5.86×
• Total profit: $95,233
• Equity at exit: $56,368

Cash invested: $19,600 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $420

Break-even live

Break-even rent $592

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $460	-5% $440	+0% $420	+5% $400	+10% $381
Rent	-10% $331	-5% $376	+0% $420	+5% $465	+10% $509
Rate	-1.0pp $456	-0.5pp $438	base $420	+0.5pp $402	+1.0pp $384

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-10
   listed $70,000 Active
2. 2012-10-19
   soldstatus $100,000
3. 2010-07-29
   soldstatus $100,000
4. 2007-09-27
   soldstatus $100,000
5. 2004-07-26
   soldstatus $95,000

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $13,492
• − Mortgage interest: −$3,921
• − Property taxes: −$860
• − Insurance: −$350
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,036
• Taxable income: $4,166
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $4,044/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stigler, OK
• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

-26.3% since first listed

5 events — show timeline

• 2026-05-10 Listed $70,000 MLS Technology, Inc.
• 2012-10-19 Sold (Public Records) $100,000 Public Records
• 2010-07-29 Sold (Public Records) $100,000 Public Records
• 2007-09-27 Sold (Public Records) $100,000 Public Records
• 2004-07-26 Sold (Public Records) $95,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $860 · +5.0% YoY. Source: county tax records.