1100 W 9th St · Okmulgee, OK 74447

$52,000

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 110 Days on market

Built 1930 0.30 ac lot Est $41k · 26% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Bungalow home with 3 bedrooms, 2 bath. Craftsman style woodwork, newer vinyl flooring and newer ac unit. Spacious lot, tandem 2 car carport and covered front porch. New Roof 2019 Affordable home with lots of potential. Only qualify for conventional loan.

Key facts

• Newer ac unit
• Covered front porch
• Spacious lot

Tags

• CRAFTSMAN STYLE WOODWORK
• NEWER VINYL FLOORING
• NEWER AC UNIT
• SPACIOUS LOT
• TANDEM 2 CAR CARPORT
• COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: Gutters noted as a community/area feature

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Entry on first level
• Construction: Built with HardiPlank type, wood siding and wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Covered porch; Porch; Rain gutters; Mature trees

Interior

• Kitchen: Country-style kitchen; Oven; Range; Stove
• Bedrooms: Three first-floor bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (including a hall full bath)
• Heating & cooling: Gas heating; Window-unit cooling
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Vinyl windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $52k).
• Recommended offer: $47k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 7.6% in Okmulgee — 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 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $52k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 F 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: 1.79% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.08%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $41,218
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1338 W 6th St	0.31mi	3/2.0	1,200 (+8%)	1mo	$50,000	$42	68
810 S Taft Ave	0.30mi	3/1.5	1,040 (-7%)	13mo	$139,000	$134	62
1201 W 5th St	0.25mi	2/1.0 (-1)	1,008 (-10%)	15mo	$37,500	$37	55
1310 W 4th St	0.35mi	3/1.0	1,200 (+8%)	23mo	$11,500	$10	52
805 N Sherman Ave	0.70mi	3/1.0	1,064 (-4%)	11mo	$123,000	$116	51
518 S Morton Ave	0.59mi	2/1.0 (-1)	1,064 (-4%)	20mo	$15,000	$14	44
804 N Griffin Ave	0.74mi	2/1.0 (-1)	1,008 (-10%)	3mo	$33,000	$33	42
500 N Sherman St	0.46mi	2/1.0 (-1)	1,280 (+15%)	21mo	$20,000	$16	31

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: 29.4%
• Equity multiple: 2.23×
• Total profit: $17,898
• Equity at exit: $7,753

10-year hold

• IRR: 36.8%
• Equity multiple: 4.40×
• Total profit: $49,455
• Equity at exit: $4,496

Cash invested: $14,560 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 147
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$273
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $413

Break-even live

Break-even rent $406

Max offer price $52,000

Occupancy floor 51%

Sensitivity live

Price	-10% $443	-5% $428	+0% $413	+5% $399	+10% $384
Rent	-10% $340	-5% $377	+0% $413	+5% $450	+10% $487
Rate	-1.0pp $440	-0.5pp $427	base $413	+0.5pp $400	+1.0pp $386

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	4d	1	0.09mi
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	15d	1	0.28mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	0.84mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	24d	1	0.84mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	24d	1	0.84mi

Listing history 22 events

1. 2026-06-21
   days on market $52,000 Active 110 DOM
2. 2026-06-18
   days on market $52,000 Active 108 DOM
3. 2026-06-17
   days on market $52,000 Active 107 DOM
4. 2026-06-16
   days on market $52,000 Active 106 DOM
5. 2026-06-15
   days on market $52,000 Active 105 DOM
6. 2026-06-13
   days on market $52,000 Active 103 DOM
7. 2026-06-12
   days on market $52,000 Active 102 DOM
8. 2026-06-09
   days on market $52,000 Active 99 DOM
9. 2026-06-08
   days on market $52,000 Active 98 DOM
10. 2026-06-08
    days on market $52,000 Active 97 DOM
11. 2026-06-07
    days on market $52,000 Active 96 DOM
12. 2026-06-04
    days on market $52,000 Active 93 DOM
13. 2026-06-02
    days on market $52,000 Active 92 DOM
14. 2026-06-01
    days on market $52,000 Active 91 DOM
15. 2026-05-31
    days on market $52,000 Active 90 DOM
16. 2026-04-20
    price $52,000
17. 2026-03-02
    listed $57,000 Active
18. 2026-01-27
    historical
19. 2025-07-21
    listed $57,000 Active
20. 2025-07-18
    historical
21. 2025-01-07
    listed $57,000 Active
22. 1996-08-28
    soldstatus $13,000

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$148/yr (+$12/mo · 46.2%)

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

Taxation est. · year 1

• Rental income: $11,157
• − Mortgage interest: −$2,913
• − Property taxes: −$320
• − Insurance: −$260
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$1,513
• Taxable income: $4,366
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $3,914/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

+300.0% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $52,000 MLS Technology, Inc.
• 2026-03-02 Listed $57,000 MLS Technology, Inc.
• 2026-01-27 Listing Removed — MLS Technology, Inc.
• 2025-07-21 Listed $57,000 MLS Technology, Inc.
• 2025-07-18 Listing Removed — MLS Technology, Inc.
• 2025-01-07 Listed $57,000 MLS Technology, Inc.
• 1996-08-28 Sold (Public Records) $13,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $320 · +6.3% YoY. Source: county tax records.