4200 S 30th St W · Muskogee, OK 74401

$139,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 52 Days on market

Built 1961 0.72 ac lot

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Remodeled Home on Spacious Lot in Hilldale School District This 4-bedroom, 2-bath home sits outside the city limits on aproximately ¾ of an acre and has been tastefully remodeled throughout. The open layout offers modern finishes, updated flooring, and a bright, welcoming atmosphere. Enjoy a beautifully updated kitchen, comfortable living spaces, and a primary suite designed for relaxation. An additional remodeled building on the property complete with electricity and air conditioning offers endless possibilities as a guest house, studio, or home ofice. The large lot provides plenty of room to enjoy outdoor living, gardening, or entertaining. Located within the sought-af

Key facts

• 0.72 acre lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural)
• Home design: One-story home; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Porch; Workshop; Chain link fence; Mature trees

Interior

• Kitchen: Oven; Range
• Flooring: Tile; Wood veneer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Electric oven connection; Electric range connection; Vinyl window frames
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $26 ($312/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 $112k (19.7% below list).
• Recommended offer: $112k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.3% in Muskogee — 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 (#282 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Hilldale (town): math 15% / reading 25% proficiency, ranked #157 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hilldale Lower Es (math 16% / reading 23%, grade F, #479 of 845 statewide, top 63%, 988 students, 0% FRL); Hilldale Ms (math 14% / reading 25%, grade F, #167 of 345 statewide, top 51%, 473 students, 0% FRL); Hilldale Hs (math 17% / reading 32%, grade F, #150 of 447 statewide, top 48%, 572 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 58 units permitted in Muskogee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Muskogee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $111,638 (19.7% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.4

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-20,915
• Equity at exit: $20,725

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-16,272
• Equity at exit: $12,018

Cash invested: $38,920 (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 74401

• Home prices YoY: -24.7%
• Active inventory: 16
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $26

Break-even live

Break-even rent $1,083

Max offer price $139,000

Occupancy floor 93%

Sensitivity live

Price	-10% $105	-5% $65	+0% $26	+5% $-13	+10% $-53
Rent	-10% $-62	-5% $-18	+0% $26	+5% $70	+10% $114
Rate	-1.0pp $96	-0.5pp $61	base $26	+0.5pp $-10	+1.0pp $-47

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $139,000 Active 52 DOM
2. 2026-06-18
   days on market $139,000 Active 51 DOM
3. 2026-06-17
   days on market $139,000 Active 50 DOM
4. 2026-06-16
   days on market $139,000 Active 49 DOM
5. 2026-06-15
   days on market $139,000 Active 48 DOM
6. 2026-06-14
   days on market $139,000 Active 46 DOM
7. 2026-06-12
   days on market $139,000 Active 45 DOM
8. 2026-06-09
   days on market $139,000 Active 42 DOM
9. 2026-06-08
   days on market $139,000 Active 41 DOM
10. 2026-06-07
    days on market $139,000 Active 40 DOM
11. 2026-06-05
    days on market $139,000 Active 37 DOM
12. 2026-06-03
    days on market $139,000 Active 36 DOM
13. 2026-06-02
    days on market $139,000 Active 35 DOM
14. 2026-06-01
    price $139,000 Active 34 DOM
15. 2026-06-01
    days on market $129,000 Active 34 DOM
16. 2026-05-31
    days on market $129,000 Active 33 DOM
17. 2026-05-30
    days on market $129,000 Active 32 DOM
18. 2026-05-19
    price $139,000
19. 2026-04-28
    listed $151,000 Active
20. 2026-04-24
    historical
21. 2026-04-08
    status Active
22. 2026-04-02
    status Pending
23. 2026-03-26
    price $139,500
24. 2026-03-26
    price $139,000
25. 2026-03-20
    status Active
26. 2026-03-20
    price $144,000
27. 2026-03-17
    status Pending
28. 2026-03-15
    status Active
29. 2026-03-10
    status Pending
30. 2026-03-05
    price $149,000
31. 2026-02-25
    listed $169,000 Active
32. 2026-02-09
    historical
33. 2026-01-31
    price $139,500
34. 2026-01-20
    price $149,500
35. 2026-01-09
    listed $159,000 Active
36. 2026-01-08
    historical
37. 2025-11-26
    price $154,000
38. 2025-11-18
    price $165,000
39. 2025-11-09
    price $175,000
40. 2025-10-10
    listed $185,000 Active
41. 2024-12-31
    historical
42. 2024-09-14
    price $50,000
43. 2024-07-10
    listed $60,000 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: $829 · $69/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$422/yr (+$35/mo · 50.9%)

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

Taxation est. · year 1

• Rental income: $13,397
• − Mortgage interest: −$7,786
• − Property taxes: −$829
• − Insurance: −$695
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$4,044
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $816/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: Hilldale
• NCES district ID: 4014520
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $54,888
• Composite: 18.34/100
• National rank: #8947
• State rank: #157 of 270 in OK

Livability — Muskogee

• Score: 61/100
• State rank: #282
• US rank: #17464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 29,217
• Population (ZIP): 16,015

Population outlook (Muskogee County) Hauer SSP2

• Today (2025): 66,842 people
• By 2030: 64,969 · -2.8%
• By 2040: 60,920 · -8.9%
• By 2050: 56,978 · -14.8%
• By 2075: 47,160 · -29.4%
• By 2100: 35,336 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 42% Black 25% Native American 15% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Muskogee

• 2024 margin: Solid R (+37.6) · D 30.4% · R 68.0% · Other 1.7%
• 2008→2024 swing: -22.6pp toward R · 2008: -15.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+33.9 2016: R+29.2 2012: R+14.8 2008: R+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.70%
• Current HPI: 178.8111
• 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

+131.7% since first listed

26 events — show timeline

• 2026-05-19 Price Changed $139,000 MLS Technology, Inc.
• 2026-04-28 Listed $151,000 MLS Technology, Inc.
• 2026-04-24 Listing Removed — MLS Technology, Inc.
• 2026-04-08 Relisted — MLS Technology, Inc.
• 2026-04-02 Pending — MLS Technology, Inc.
• 2026-03-26 Price Changed $139,500 MLS Technology, Inc.
• 2026-03-26 Price Changed $139,000 MLS Technology, Inc.
• 2026-03-20 Relisted — MLS Technology, Inc.
• 2026-03-20 Price Changed $144,000 MLS Technology, Inc.
• 2026-03-17 Pending — MLS Technology, Inc.
• 2026-03-15 Relisted — MLS Technology, Inc.
• 2026-03-10 Pending — MLS Technology, Inc.
• 2026-03-05 Price Changed $149,000 MLS Technology, Inc.
• 2026-02-25 Listed $169,000 MLS Technology, Inc.
• 2026-02-09 Listing Removed — MLS Technology, Inc.
• 2026-01-31 Price Changed $139,500 MLS Technology, Inc.
• 2026-01-20 Price Changed $149,500 MLS Technology, Inc.
• 2026-01-09 Listed $159,000 MLS Technology, Inc.
• 2026-01-08 Listing Removed — MLS Technology, Inc.
• 2025-11-26 Price Changed $154,000 MLS Technology, Inc.
• 2025-11-18 Price Changed $165,000 MLS Technology, Inc.
• 2025-11-09 Price Changed $175,000 MLS Technology, Inc.
• 2025-10-10 Listed $185,000 MLS Technology, Inc.
• 2024-12-31 Listing Removed — MLS Technology, Inc.
• 2024-09-14 Price Changed $50,000 MLS Technology, Inc.
• 2024-07-10 Listed $60,000 MLS Technology, Inc.

Property tax history

+8.1%/yr

Latest (2025): $829 · +3.5% YoY. Source: county tax records.