9411 State Highway 113 · Bug Tussle, OK 74501

$110,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 1 Days on market

Built 1977 2.00 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Slow down and come live in the country. This home is sitting on 2 acres with a nice shop with room for your next project. Wood burning fireplace makes the living room cozy. Green grass and shade trees for relaxing in the afternoon. See this one today.

Key facts

• 2 acre lot
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Indianola (rural): math 35% / reading 30% proficiency, ranked #213 of 513 in OK (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $110k implies a 62% 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 $110,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.9

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,547
• Equity at exit: $16,401

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $15,220
• Equity at exit: $9,511

Cash invested: $30,800 (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 74501

• Home prices YoY: -25.8%
• Active inventory: 131
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $225

Break-even live

Break-even rent $871

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-17
   status Pending
2. 2026-04-17
   price $110,000
3. 2026-04-17
   listed $11,000 Active
4. 2004-08-09
   soldstatus $68,000

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$208/yr (+$17/mo · 26.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $13,860
• − Mortgage interest: −$6,162
• − Property taxes: −$782
• − Insurance: −$550
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,200
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,467/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: Indianola
• NCES district ID: 4015450
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $47,410
• Composite: 30.77/100
• National rank: #11397
• State rank: #213 of 513 in OK

Livability — Bug Tussle

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 28,687

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 17% Native American 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.14%
• Current HPI: 212.9867
• 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

+61.8% since first listed

4 events — show timeline

• 2026-04-17 Pending — MLS Technology, Inc.
• 2026-04-17 Price Changed $110,000 MLS Technology, Inc.
• 2026-04-17 Listed $11,000 MLS Technology, Inc.
• 2004-08-09 Sold (Public Records) $68,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $782 · -11.2% YoY. Source: county tax records.