106394 S Parkwood Ct · Prague, OK 74864

$120,000

1 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 29 Days on market

Built 2011 10 ac lot Est $119k · at est. ↓ 4% 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 +13.3/30.0
• Appreciation +9.4/10.0
• ARV discount +7.0/15.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Peaceful acreage with all utilities already in place. The cabin features a warm rustic interior with cedar wood accents throughout the walls, along with plywood, piers and beams. Outside, you’ll find a metal roof and vinyl siding. Surrounded by nature and open space, this property offers privacy, flexibility, hunting, many deer, and plenty of potential for future improvements. Whether you're looking for a quiet getaway, investment opportunity, or the perfect place to build, this unique acreage property is ready for your vision.

Key facts

• Blown-in insulation
• Rustic interior
• Cozy cabin

Tags

• 10 BEAUTIFUL ACRES
• COZY CABIN
• RUSTIC INTERIOR
• CEDAR WOOD ACCENTS
• BLOWN-IN INSULATION
• HIGH-GRADE METAL ROOF

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $0 ($0/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (20.7% below list).
• Recommended offer: $95k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Prague — 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 63/100 on livability (#197 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: housing C-, amenities F, commute F.
• Prague (rural): math 31% / reading 36% proficiency, ranked #45 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prague Es (math 44% / reading 42%, grade F, #80 of 845 statewide, top 10%, 534 students, 0% FRL); Prague Hs (math 24% / reading 34%, grade F, #96 of 447 statewide, top 26%, 321 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($830 loan paydown + $11k appreciation (8.9% local appreciation)).
• At projected returns (8.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) 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.

Recommended offer $95,170 (20.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 0.79% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $118,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106394 S Parkwood Ct	0.00mi	2/1.0 (+1)	1,040 (0%)	0mo	$119,000	$114	95

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

Projected returns pro-forma

8.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.67×
• Total profit: $56,189
• Equity at exit: $98,392

10-year hold

• IRR: 19.9%
• Equity multiple: 5.87×
• Total profit: $163,620
• Equity at exit: $202,632

Cash invested: $33,600 (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 74864

• Home prices YoY: 2.8%
• Active inventory: 46
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-0

Break-even live

Break-even rent $952

Max offer price $119,994

Occupancy floor 95%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-28
   status Pending
2. 2026-04-08
   status Active
3. 2026-04-08
   price $120,000
4. 2026-03-27
   status Pending
5. 2026-03-17
   listed $125,000 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: $871 · $73/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$209/yr (+$17/mo · 24.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,420
• − Mortgage interest: −$6,722
• − Property taxes: −$871
• − Insurance: −$600
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$3,491
• Taxable loss: −$2,091
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $501/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: Prague
• NCES district ID: 4024930
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $47,676
• Composite: 28.87/100
• National rank: #6643
• State rank: #45 of 270 in OK

Livability — Prague

• Score: 63/100
• State rank: #197
• US rank: #15000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,803

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Native American 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.87%
• Current HPI: 325.0194
• 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

-4.0% since first listed

5 events — show timeline

• 2026-04-28 Pending — MLSOK
• 2026-04-08 Relisted — MLSOK
• 2026-04-08 Price Changed $120,000 MLSOK
• 2026-03-27 Pending — MLSOK
• 2026-03-17 Listed $125,000 MLSOK

Property tax history

+63.1%/yr

Latest (2025): $871 · +7.7% YoY. Source: county tax records.