22637 Fishmarket Rd · Pink, OK 74873

$175,000

6 bd · 4.5 ba · 2,160 sqft · SingleFamily public records · 116 Days on market

Built 2022 7.50 ac lot ↓ 12% since listing

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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 +12.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Bring the Family and the Ideas! Multiple Buildings & Greenhouses on 7.5 ACRES! Sellers had high hopes of starting a grow operation, but due to medical reasons they need to sell. The Sellers took a 3/2 Singlewide and added on 3 beds, 1.5 baths, and large Family Room! They moved in a Building 40’X60’ open interior with grow lamps included. Then Moved in 12’X50’ Singlewide 1 bed, 1 bath. Three Greenhouse Frames with 6528, 2160, and 2880 Sq Feet in total. The property includes 18 Wheeler Trailer for Storage, 3 Phase Electric, Well Water, Metal Privacy Fencing 494 feet along the Road Frontage. Land is 75% Cleared, Sloping to the Woods! Great Opportunity to Build a T

Key facts

• 3 phase electric
• Land cleared
• Greenhouses

Tags

• GREENHOUSES
• FAMILY ROOM
• 3 PHASE ELECTRIC
• WELL WATER
• METAL PRIVACY FENCING
• LAND CLEARED

Property features AI

Finance

• Other: Property located on approximately 7.5 acres
• Financial info: Financial details not provided
• HOA & community: No HOA information listed

Exterior

• Parking: Gravel driveway (parking on property)
• Security: No safety shelter
• Utilities: Electricity available; Well water; Septic tank
• Home design: Single-story; Single-wide body type; Faces south; Crawlspace foundation
• Construction: Built (year per public records); Aluminum siding and Masonite on wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Gravel driveway; Greenhouse; Shed(s) and storage; Full privacy fencing; Sloping lot with mature trees suitable for ranch/farm use; Horses allowed

Interior

• Kitchen: Oven; Range; Stove
• Bedrooms: Bedroom count not specified
• Flooring: Vinyl flooring
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Space heater; Window cooling units
• Interior features: Ceiling fan(s); Laminate counters; Aluminum frame and vinyl windows; Electric range connection; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 6-bed/4.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-16 ($-196/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (13.6% below list).
• Recommended offer: $151k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#120 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 98 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 116 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,143 (13.6% 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 116 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $94,291
• Equity at exit: $157,654

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $278,538
• Equity at exit: $339,987

Cash invested: $49,000 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-16

Break-even live

Break-even rent $1,532

Max offer price $172,111

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $33	+0% $-16	+5% $-66	+10% $-115
Rent	-10% $-136	-5% $-76	+0% $-16	+5% $43	+10% $103
Rate	-1.0pp $72	-0.5pp $28	base $-16	+0.5pp $-62	+1.0pp $-108

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $175,000 Active 116 DOM
2. 2026-06-18
   days on market $175,000 Active 115 DOM
3. 2026-06-17
   days on market $175,000 Active 114 DOM
4. 2026-06-16
   days on market $175,000 Active 113 DOM
5. 2026-06-15
   days on market $175,000 Active 112 DOM
6. 2026-06-14
   days on market $175,000 Active 110 DOM
7. 2026-06-12
   days on market $175,000 Active 109 DOM
8. 2026-06-09
   days on market $175,000 Active 106 DOM
9. 2026-06-08
   days on market $175,000 Active 105 DOM
10. 2026-06-07
    days on market $175,000 Active 104 DOM
11. 2026-06-02
    days on market $175,000 Active 99 DOM
12. 2026-06-01
    days on market $175,000 Active 98 DOM
13. 2026-05-31
    days on market $175,000 Active 97 DOM
14. 2026-05-30
    days on market $175,000 Active 96 DOM
15. 2026-02-23
    listed $175,000 Active
16. 2026-02-13
    historical
17. 2025-09-10
    listed $175,000 Active
18. 2025-09-09
    historical
19. 2025-01-17
    listed $199,900 Active

ⓘ 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: $2,637 · $220/mo
• Projected year-2 tax: $2,637 · $220/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 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: $18,137
• − Mortgage interest: −$9,803
• − Property taxes: −$2,637
• − Insurance: −$875
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$5,091
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $565/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: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Pink

• Score: 66/100
• State rank: #120
• US rank: #12039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pink, OK
• Population (ZIP): 11,033

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.18%
• Current HPI: 286.31
• 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

-12.5% since first listed

5 events — show timeline

• 2026-02-23 Listed $175,000 MLS Technology, Inc.
• 2026-02-13 Listing Removed — MLS Technology, Inc.
• 2025-09-10 Listed $175,000 MLS Technology, Inc.
• 2025-09-09 Listing Removed — MLS Technology, Inc.
• 2025-01-17 Listed $199,900 MLS Technology, Inc.

Property tax history

+32.5%/yr

Latest (2025): $2,637 · +6.9% YoY. Source: county tax records.