106 S Stand Watie Blvd · Webbers Falls, OK 74470

$74,900

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 6 Days on market

Built 1984 0.33 ac lot

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Great Investment property to be sold as a bundle with 4 other properties in same vicinity, MLS#2621931, MLS#2621941, MLS#2621937, MLS#

Key facts

• 0.33 acre lot
• Garage
• Built 1984

Property features AI

Exterior

• Parking: One-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Stone, vinyl siding, and wood frame construction; Metal roof; Built (year per public records)
• Exterior features: Covered porch; Dirt driveway; Storage structure; Mature trees; Boat ramp/lift access to Arkansas River

Interior

• Kitchen: Electric oven; Range; Stove; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating; Radiant heating; Window cooling unit(s)
• Interior features: Aluminum-framed windows; Accessible doors; Laminate counters; Ceiling fan(s); Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 62/100 on livability (#269 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Webbers Falls (rural): math 15% / reading 20% proficiency, ranked #444 of 513 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Webbers Falls Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 199 students, 0% FRL); Webbers Falls Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 108 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP; 58 units permitted in Muskogee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $4k appreciation (5.1% local appreciation)).
• Muskogee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $75k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.46% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.30%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.07×
• Total profit: $43,464
• Equity at exit: $42,748

10-year hold

• IRR: 31.7%
• Equity multiple: 6.19×
• Total profit: $108,812
• Equity at exit: $74,029

Cash invested: $20,972 (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 74470

• Home prices YoY: 1.8%
• Active inventory: 19
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $407

Break-even live

Break-even rent $580

Max offer price $74,900

Occupancy floor 58%

Sensitivity live

Price	-10% $450	-5% $428	+0% $407	+5% $386	+10% $365
Rent	-10% $321	-5% $364	+0% $407	+5% $450	+10% $494
Rate	-1.0pp $445	-0.5pp $426	base $407	+0.5pp $388	+1.0pp $368

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $74,900 Active 6 DOM
2. 2026-06-19
   days on market $74,900 Active 4 DOM
3. 2026-06-18
   days on market $74,900 Active 3 DOM
4. 2026-06-17
   days on market $74,900 Active 2 DOM
5. 2026-06-16
   remarks 134-char remark
6. 2026-06-16
   listed $74,900 Active 1 DOM

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$267/yr (+$22/mo · 65.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,141
• − Mortgage interest: −$4,196
• − Property taxes: −$407
• − Insurance: −$374
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,179
• Taxable income: $3,883
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $3,955/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: Webbers Falls
• NCES district ID: 4032130
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $37,908
• Composite: 18.02/100
• National rank: #14093
• State rank: #444 of 513 in OK

Livability — Webbers Falls

• Score: 62/100
• State rank: #269
• US rank: #17101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webbers Falls, OK
• Population (ZIP): 1,362

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 61% Two or more races 20% Native American 17% Asian 1%
• Common ancestry: Italian 5% Slovak 1% Serbian 1%
• Foreign-born: 1% · China, Vietnam
• Languages at home: 98% English-only · Spanish 1% Chinese 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: ▲ 5.07%
• Current HPI: 283.3825
• 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

+97.1% since first listed

2 events — show timeline

• 2026-06-15 Listed $74,900 MLS Technology, Inc.
• 2002-08-30 Sold (Public Records) $38,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $407 · +5.4% YoY. Source: county tax records.