420576 E Texanna Rd · Texanna, OK 74426

$99,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 97 Days on market

Built 2007 0.55 ac lot Est $97k · at est. $4/mo HOA ↓ 14% since listing

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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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Fixer Upper Opportunity is Knocking on Texanna Road. Home Features 2-bedroom 1 bath, fenced yard, covered porch, carport. Great Potential for Investors or Buyers looking to add their own finishing touches. Property Being Sold As Is.

Key facts

• 0.55 acre lot
• Built 2007
• Listed 97 days

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $50

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; Septic tank; Rural water
• Home design: Single-story; Faces north; Slab foundation
• Construction: Wood siding; Wood frame construction; Metal roof; Built (year source: public records)
• Exterior features: Patio; Full fencing; No additional exterior features listed

Interior

• Kitchen: Laminate counters
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: High ceilings; High speed internet; Laminate counters; Aluminum window frames; Vinyl flooring
• Laundry & utility: No hot water (reported)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $78 ($934/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (12.5% below list).
• Recommended offer: $87k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.6% in Texanna — 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 (#140 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Checotah (town): math 32% / reading 28% proficiency, ranked #72 of 270 in OK (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

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 $86,662 (12.5% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $96,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114426 S 4203	0.54mi	1/1.0 (-1)	1,040 (+8%)	8mo	$105,000	$101	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 26.7%
• Equity multiple: 3.12×
• Total profit: $58,838
• Equity at exit: $89,187

10-year hold

• IRR: 23.4%
• Equity multiple: 7.11×
• Total profit: $169,305
• Equity at exit: $192,335

Cash invested: $27,720 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 151
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$41
• HOA: −$4
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $78

Break-even live

Break-even rent $768

Max offer price $99,000

Occupancy floor 86%

Sensitivity live

Price	-10% $134	-5% $106	+0% $78	+5% $50	+10% $22
Rent	-10% $9	-5% $44	+0% $78	+5% $112	+10% $146
Rate	-1.0pp $128	-0.5pp $103	base $78	+0.5pp $52	+1.0pp $26

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 17 events

1. 2026-06-21
   days on market $99,000 Active 97 DOM
2. 2026-06-18
   days on market $99,000 Active 95 DOM
3. 2026-06-17
   days on market $99,000 Active 94 DOM
4. 2026-06-16
   days on market $99,000 Active 93 DOM
5. 2026-06-15
   days on market $99,000 Active 92 DOM
6. 2026-06-13
   days on market $99,000 Active 90 DOM
7. 2026-06-12
   days on market $99,000 Active 89 DOM
8. 2026-06-09
   days on market $99,000 Active 86 DOM
9. 2026-06-08
   days on market $99,000 Active 85 DOM
10. 2026-06-08
    days on market $99,000 Active 84 DOM
11. 2026-06-07
    days on market $99,000 Active 83 DOM
12. 2026-06-04
    days on market $99,000 Active 80 DOM
13. 2026-06-02
    days on market $99,000 Active 79 DOM
14. 2026-06-01
    days on market $99,000 Active 78 DOM
15. 2026-05-31
    days on market $99,000 Active 77 DOM
16. 2026-04-28
    price $99,000
17. 2026-03-15
    listed $115,000 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: $509 · $42/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$382/yr (+$32/mo · 75.0%)

ⓘ 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 8% 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: $10,399
• − Mortgage interest: −$5,546
• − Property taxes: −$509
• − Insurance: −$495
• − Repairs & maintenance: −$832
• − Management: −$832
• − HOA: −$48
• − Depreciation: −$2,880
• Taxable loss: −$742
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,112/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: Checotah
• NCES district ID: 4007350
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $34,331
• Composite: 24.73/100
• National rank: #7607
• State rank: #72 of 270 in OK

Livability — Texanna

• Score: 65/100
• State rank: #140
• US rank: #13083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texanna, OK
• Population (ZIP): 9,482

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 62% Native American 18% Two or more races 13% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.32%
• Current HPI: 325.0751
• 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

-13.9% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $99,000 MLS Technology, Inc.
• 2026-03-15 Listed $115,000 MLS Technology, Inc.

Property tax history

+1.8%/yr

Latest (2025): $509 · +7.8% YoY. Source: county tax records.