102 NW 2nd St · Muldrow, OK 74948

$60,000

3 bd · 2.0 ba · 1,956 sqft · SingleFamily · 26 Days on market

Built 1950 Poor condition 5,449 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

DUPLEX Potential!! Solid, older home that is set up with a living room, two bedrooms, a bathroom and kitchen on one end and a living room, one bedroom, a bathroom and kitchen on the other end. It is in need of some repair but would make a great opportunity for someone wanting to convert to a duplex.

Key facts

• Bathroom
• Kitchen
• Two bedrooms

Tags

• TWO BEDROOMS
• BATHROOM
• KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 3.8% in Muldrow — 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 56/100 on livability (#505 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Muldrow (town): math 29% / reading 30% proficiency, ranked #71 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Muldrow Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 484 students, 0% FRL); Muldrow Ms (math 31% / reading 26%, grade F, #57 of 345 statewide, top 18%, 329 students, 0% FRL); Muldrow Hs (math 17% / reading 37%, grade F, #125 of 447 statewide, top 31%, 479 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Sequoyah County population projected at -16% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 26 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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. 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: 2.08% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.92%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $264,060
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Water Tower Rd	0.67mi	3/3.0	1,984 (+1%)	2mo	$267,720	$135	61
209 Pendergrass	0.72mi	3/2.0	1,842 (-6%)	15mo	$275,000	$149	44
402 Will Morgan Rd	0.43mi	3/2.0	1,663 (-15%)	19mo	$45,100	$27	39
502 E Shawntel Smith Blvd	0.72mi	3/2.0	1,678 (-14%)	12mo	$209,000	$125	33

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: 56.0%
• Equity multiple: 5.12×
• Total profit: $69,182
• Equity at exit: $54,053

10-year hold

• IRR: 49.5%
• Equity multiple: 11.42×
• Total profit: $175,075
• Equity at exit: $116,567

Cash invested: $16,800 (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 74948

• Home prices YoY: 17.6%
• Active inventory: 110
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $573

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 49%

Sensitivity live

Price	-10% $614	-5% $594	+0% $573	+5% $552	+10% $531
Rent	-10% $474	-5% $523	+0% $573	+5% $622	+10% $672
Rate	-1.0pp $603	-0.5pp $588	base $573	+0.5pp $557	+1.0pp $541

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Cherry Loop Muldrow, OK	3.0	2.0	1240	$1,250	$1.01	4d	1	0.85mi

Listing history 4 events

1. 2026-04-02
   status Pending 300-char remark

   Show marketing remark (300 chars)

   DUPLEX Potential!! Solid, older home that is set up with a living room, two bedrooms, a bathroom and kitchen on one end and a living room, one bedroom, a bathroom and kitchen on the other end. It is in need of some repair but would make a great opportunity for someone wanting to convert to a duplex.

2. 2026-04-02
   status Pending

   Show marketing remark (300 chars)

   DUPLEX Potential!! Solid, older home that is set up with a living room, two bedrooms, a bathroom and kitchen on one end and a living room, one bedroom, a bathroom and kitchen on the other end. It is in need of some repair but would make a great opportunity for someone wanting to convert to a duplex.

3. 2026-03-10
   listed $60,000 Active 300-char remark

   Show marketing remark (300 chars)

   DUPLEX Potential!! Solid, older home that is set up with a living room, two bedrooms, a bathroom and kitchen on one end and a living room, one bedroom, a bathroom and kitchen on the other end. It is in need of some repair but would make a great opportunity for someone wanting to convert to a duplex.

4. 2026-03-06
   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.

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,745
• Taxable income: $6,294
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $5,364/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including kitchen and bathroom updates, exterior siding and paint, and window replacement. The property is in poor condition and would benefit significantly from these improvements.

Repairs flagged

• Major Kitchen cabinets — Damaged and cluttered
• Major Kitchen flooring — Torn up and in poor condition
• Major Bathroom flooring — Damaged and peeling
• Major Exterior siding — Peeling and in poor condition
• Major Windows — Broken and in poor condition

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen would improve both resale and rental value
• Both Bathroom renovation — Updating the bathroom would improve both resale and rental value
• Both Exterior siding and paint — Updating the exterior would improve both resale and rental value
• Both Window replacement — Replacing broken windows would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Damaged and cluttered	Major	$15,000–50,000
Kitchen flooring · Torn up and in poor condition	Major	$15,000–50,000
Bathroom flooring · Damaged and peeling	Major	$15,000–50,000
Exterior siding · Peeling and in poor condition	Major	$15,000–50,000
Windows · Broken and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen would improve both resale and rental value ↑
• Both Bathroom renovation — Updating the bathroom would improve both resale and rental value ↑
• Both Exterior siding and paint — Updating the exterior would improve both resale and rental value ↑
• Both Window replacement — Replacing broken windows would improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Muldrow
• NCES district ID: 4020880
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $39,775
• Composite: 24.81/100
• National rank: #7595
• State rank: #71 of 270 in OK

Livability — Muldrow

• Score: 56/100
• State rank: #505
• US rank: #22502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muldrow, OK
• Population (ZIP): 11,946

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 16% Two or more races 15% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.01%
• Current HPI: 253.7544
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-02 Pending — WRVBOR
• 2026-04-02 Pending — WRVBOR
• 2026-03-10 Listed $60,000 WRVBOR
• 2026-03-06 Listed $60,000 WRVBOR