114 W B St · Okeene, OK 73763

$69,000

2 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 151 Days on market

Built 1945 5,323 sqft lot Est $104k · 34% under ↓ 1% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Imagine life unfolding at 114 W B ST, Okeene, OK 73763, a single-family residence nestled in the heart of Okeene. This property presents a unique opportunity to establish roots in a welcoming small-town community. The residence features two bedrooms, offering comfortable spaces for rest and rejuvenation. A single-car garage provides secure parking and additional storage. Constructed in 1945, this home possesses a charm that blends seamlessly with the character of Okeene. This residence, with its two bedrooms and single-car garage, is ready to embrace its new owner. Additionally, this property would be a great opportunity for anyone looking for an investment property.

Key facts

• 5,323 sq ft lot
• Garage
• Built 1945

Property features AI

Finance

• Other: Homestead exempt; Located in Okeene City addition
• Financial info: Loan financing available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: No historical designation
• Utilities: No water, sewer, or power details provided
• Home design: Single family residence; Residential property; One-story entry level; Existing property; Located on north side of the road, west of HWY 8
• Construction: Frame construction; Composition roof; Conventional foundation; Built status: existing
• Exterior features: No exterior features listed; Lot described as 'Other'

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: One living area; No fireplace; No study
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#19 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Okeene (rural): math 30% / reading 30% proficiency, ranked #256 of 513 in OK (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Okeene Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 176 students, 0% FRL); Okeene Jr-Sr Hs (Jr) (math 15% / reading 15%, grade F, #220 of 345 statewide, top 65%, 46 students, 0% FRL); Okeene Jr-Sr Hs (Sr) (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 106 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 15% at this address vs 30% district-wide (-15 pts) — the specific schools serving this property underperform the Okeene average; the district grade overstates school quality for this exact location.
• Market conditions: 9 active listings in the ZIP; 3 units permitted in Blaine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $7k appreciation (10.0% local appreciation)).
• Blaine County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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?
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: 1.60% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $104,052
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 N 3rd St	0.16mi	3/2.0 (+1)	1,288 (-3%)	17mo	$100,000	$78	64
422 W Broadway St	0.31mi	2/1.0	1,235 (-7%)	15mo	$49,000	$40	60
103 N Hickkory St	0.72mi	3/2.0 (+1)	1,513 (+13%)	5mo	$165,000	$109	31

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: 45.8%
• Equity multiple: 4.45×
• Total profit: $66,668
• Equity at exit: $62,161

10-year hold

• IRR: 39.7%
• Equity multiple: 9.97×
• Total profit: $173,391
• Equity at exit: $134,052

Cash invested: $19,320 (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 73763

• Home prices YoY: 5.1%
• Active inventory: 9
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$24 /mo · $291/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $457

Break-even live

Break-even rent $525

Max offer price $69,000

Occupancy floor 54%

Sensitivity live

Price	-10% $496	-5% $477	+0% $457	+5% $438	+10% $418
Rent	-10% $370	-5% $413	+0% $457	+5% $501	+10% $544
Rate	-1.0pp $492	-0.5pp $475	base $457	+0.5pp $439	+1.0pp $421

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $69,000 Active 151 DOM
2. 2026-06-21
   days on market $69,000 Active 150 DOM
3. 2026-06-18
   days on market $69,000 Active 148 DOM
4. 2026-06-17
   days on market $69,000 Active 147 DOM
5. 2026-06-16
   days on market $69,000 Active 146 DOM
6. 2026-06-15
   days on market $69,000 Active 145 DOM
7. 2026-06-13
   days on market $69,000 Active 143 DOM
8. 2026-06-12
   days on market $69,000 Active 142 DOM
9. 2026-06-09
   days on market $69,000 Active 139 DOM
10. 2026-06-08
    days on market $69,000 Active 138 DOM
11. 2026-06-08
    days on market $69,000 Active 137 DOM
12. 2026-06-07
    days on market $69,000 Active 136 DOM
13. 2026-06-04
    days on market $69,000 Active 133 DOM
14. 2026-06-02
    days on market $69,000 Active 132 DOM
15. 2026-06-01
    days on market $69,000 Active 131 DOM
16. 2026-05-31
    days on market $69,000 Active 130 DOM
17. 2026-03-12
    status Active
18. 2026-03-07
    status Pending
19. 2026-01-17
    listed $69,000 Active
20. 2023-11-17
    historical $600
21. 2023-10-09
    historical
22. 2023-08-29
    listed $600
23. 2023-06-30
    status Active
24. 2023-06-13
    status Pending
25. 2023-04-10
    listed $69,900 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: $291 · $24/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$330/yr (+$28/mo · 113.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,244
• − Mortgage interest: −$3,865
• − Property taxes: −$291
• − Insurance: −$345
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,007
• Taxable income: $4,617
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $4,377/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: Okeene
• NCES district ID: 4022650
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $43,708
• Composite: 28.44/100
• National rank: #12108
• State rank: #256 of 513 in OK

Livability — Okeene

• Score: 73/100
• State rank: #19
• US rank: #5599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okeene, OK
• Population (ZIP): 1,746

Population outlook (Blaine County) Hauer SSP2

• Today (2025): 10,545 people
• By 2030: 10,898 · +3.3%
• By 2040: 11,795 · +11.9%
• By 2050: 12,754 · +20.9%
• By 2075: 15,721 · +49.1%
• By 2100: 16,043 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 8% Romanian 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 2%

Political lean MEDSL · Blaine

• 2024 margin: Solid R (+63.0) · D 17.7% · R 80.7% · Other 1.6%
• 2008→2024 swing: -12.1pp toward R · 2008: -50.8pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+62.8 2016: R+57.3 2012: R+48.0 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.11%
• Current HPI: 209.7871
• 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

-1.3% since first listed

9 events — show timeline

• 2026-03-12 Relisted — MLSOK
• 2026-03-07 Pending — MLSOK
• 2026-01-17 Listed $69,000 MLSOK
• 2023-11-17 Rental Removed $600 RENTALBEAST
• 2023-10-09 Listing Removed — MLS Technology, Inc.
• 2023-08-29 Listed for Rent $600 RENTALBEAST
• 2023-06-30 Relisted — MLS Technology, Inc.
• 2023-06-13 Pending — MLS Technology, Inc.
• 2023-04-10 Listed $69,900 MLS Technology, Inc.

Property tax history

+5.8%/yr

Latest (2025): $291 · +3.6% YoY. Source: county tax records.