1106 N Sherman Ave · Okmulgee, OK 74447

$84,500

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 77 Days on market

Built 1950 0.42 ac lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Listing remarks MLS

Cute little home sitting on 3.5 lots! New roof and flooring. well cared for and has been winterized every year. Storage shed also sits on property. Being sold AS IS. Great home for first time buyer or investment property.

Key facts

• 0.42 acre lot
• Pool
• Built 1950

Property features AI

Exterior

• Parking: Gravel driveway
• Security: Storm shelter; Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry on main level
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built per public records
• Exterior features: Deck; Porch; Shed(s); Gravel driveway; Chain link and privacy fencing; Above-ground pool with liner; Storm shelter

Interior

• Kitchen: Dishwasher; Refrigerator; Electric oven/range connection; Gas oven/range connection; Laminate countertops
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Aluminum frame windows; Laminate counters; Electric oven and range connections; Gas oven and range connections; Electric water heater; Smoke detectors
• Laundry & utility: Washer hookup; Dryer; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $584 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $79,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.17% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $4,296
• Equity at exit: $12,599

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $26,794
• Equity at exit: $7,306

Cash invested: $23,660 (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: 146
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $283

Break-even live

Break-even rent $627

Max offer price $84,500

Occupancy floor 66%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E 6th St Unit 109 Okmulgee, OK	2.0	1.0	676	$985	$1.46	23d	1	1.12mi

Listing history 22 events

1. 2026-06-18
   days on market $84,500 Active 77 DOM
2. 2026-06-17
   days on market $84,500 Active 76 DOM
3. 2026-06-16
   days on market $84,500 Active 75 DOM
4. 2026-06-15
   days on market $84,500 Active 74 DOM
5. 2026-06-13
   days on market $84,500 Active 72 DOM
6. 2026-06-12
   days on market $84,500 Active 71 DOM
7. 2026-06-09
   days on market $84,500 Active 68 DOM
8. 2026-06-08
   days on market $84,500 Active 67 DOM
9. 2026-06-08
   days on market $84,500 Active 66 DOM
10. 2026-06-07
    days on market $84,500 Active 65 DOM
11. 2026-06-04
    days on market $84,500 Active 62 DOM
12. 2026-06-02
    days on market $84,500 Active 61 DOM
13. 2026-06-01
    days on market $84,500 Active 60 DOM
14. 2026-05-31
    days on market $84,500 Active 59 DOM
15. 2026-05-04
    price $89,500
16. 2026-04-02
    listed $95,000 Active
17. 2025-05-23
    soldstatus $77,000 Closed 221-char remark

    Show marketing remark (221 chars)

    Cute little home sitting on 3.5 lots! New roof and flooring. well cared for and has been winterized every year. Storage shed also sits on property. Being sold AS IS. Great home for first time buyer or investment property.

18. 2025-03-19
    status Pending 221-char remark

    Show marketing remark (221 chars)

    Cute little home sitting on 3.5 lots! New roof and flooring. well cared for and has been winterized every year. Storage shed also sits on property. Being sold AS IS. Great home for first time buyer or investment property.

19. 2025-03-05
    status Active 221-char remark

    Show marketing remark (221 chars)

    Cute little home sitting on 3.5 lots! New roof and flooring. well cared for and has been winterized every year. Storage shed also sits on property. Being sold AS IS. Great home for first time buyer or investment property.

20. 2025-03-05
    status Pending 221-char remark

    Show marketing remark (221 chars)

    Cute little home sitting on 3.5 lots! New roof and flooring. well cared for and has been winterized every year. Storage shed also sits on property. Being sold AS IS. Great home for first time buyer or investment property.

21. 2025-01-20
    price $77,000 221-char remark

    Show marketing remark (221 chars)

    Cute little home sitting on 3.5 lots! New roof and flooring. well cared for and has been winterized every year. Storage shed also sits on property. Being sold AS IS. Great home for first time buyer or investment property.

22. 2024-09-19
    listed $80,000 Active 221-char remark

    Show marketing remark (221 chars)

    Cute little home sitting on 3.5 lots! New roof and flooring. well cared for and has been winterized every year. Storage shed also sits on property. Being sold AS IS. Great home for first time buyer or investment property.

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$559/yr (+$47/mo · 278.4%)

ⓘ 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 8/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,820
• − Mortgage interest: −$4,733
• − Property taxes: −$201
• − Insurance: −$422
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,458
• Taxable income: $2,114
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $2,889/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

+11.9% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $89,500 MLS Technology, Inc.
• 2026-04-02 Listed $95,000 MLS Technology, Inc.
• 2025-05-23 Sold (MLS) $77,000 MLS Technology, Inc.
• 2025-03-19 Pending — MLS Technology, Inc.
• 2025-03-05 Relisted — MLS Technology, Inc.
• 2025-03-05 Pending — MLS Technology, Inc.
• 2025-01-20 Price Changed $77,000 MLS Technology, Inc.
• 2024-09-19 Listed $80,000 MLS Technology, Inc.

Property tax history

+5.7%/yr

Latest (2025): $201 · +6.3% YoY. Source: county tax records.