None · Carnegie, OK 73015

$50,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 167 Days on market

Built 1935 7,301 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
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0
• Schools +1.4/10.0

Listing remarks

The dilapidated home needs to be torn down. However, the property consists of 2 city lots with a large barn, approximately 30x50. Garage has slab floor and overhead door with entrance off of the alley. This would be a great property with someone who needs additional room for their toys or wants an investment opportunity. The possibilities are endless Access to city utilities on the property.

Key facts

• 2 city lots
• Slab floor
• Large barn

Tags

• 2 CITY LOTS
• LARGE BARN
• SLAB FLOOR
• OVERHEAD DOOR
• ACCESS TO CITY UTILITIES

Property features AI

Finance

• Other: Property is vacant; Days on market: 96; Previous status: Expired; Previous change type: Price Decrease; Directions note: Barn located behind house with alley entrance
• Financial info: Not assumable; Loan qualification: Unknown; Current price listed (from listing data)
• HOA & community: No mandatory association dues

Exterior

• Utilities: No homestead; Geocode source: Manual
• Home design: Single family residence; One level; Property faces north; Residential property
• Construction: Composition roof; Other construction materials; Slab foundation; Property listed as dilapidated; Built before or listed in assessor records (living area source: Assessor)
• Exterior features: Barn(s) on property; Workshop; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One living area; No fireplace; No central heating; No central cooling; Vacant

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#246 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Carnegie (rural): math 15% / reading 19% proficiency, ranked #212 of 270 in OK (top 78%) — 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: Carnegie Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 278 students, 0% FRL); Carnegie Hs (math 15% / reading 15%, grade F, #323 of 447 statewide, top 74%, 141 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: 14 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $50k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1935 — 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: 1.67% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.51%
• DSCR: 2.36
• GRM: 5.0

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: 25.2%
• Equity multiple: 2.04×
• Total profit: $14,556
• Equity at exit: $7,455

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $41,816
• Equity at exit: $4,323

Cash invested: $14,000 (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 73015

• Home prices YoY: -4.4%
• Active inventory: 14
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$22 /mo · $258/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $356

Break-even live

Break-even rent $385

Max offer price $50,000

Occupancy floor 52%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $50,000 Active 167 DOM
2. 2026-06-17
   days on market $50,000 Active 166 DOM
3. 2026-06-16
   days on market $50,000 Active 165 DOM
4. 2026-06-15
   days on market $50,000 Active 164 DOM
5. 2026-06-13
   days on market $50,000 Active 162 DOM
6. 2026-06-12
   days on market $50,000 Active 161 DOM
7. 2026-06-09
   days on market $50,000 Active 158 DOM
8. 2026-06-08
   days on market $50,000 Active 157 DOM
9. 2026-06-08
   days on market $50,000 Active 156 DOM
10. 2026-06-07
    days on market $50,000 Active 155 DOM
11. 2026-06-04
    days on market $50,000 Active 152 DOM
12. 2026-06-02
    days on market $50,000 Active 151 DOM
13. 2026-06-01
    days on market $50,000 Active 150 DOM
14. 2026-05-31
    days on market $50,000 Active 149 DOM
15. 2026-04-08
    price $50,000
16. 2026-03-19
    status Active
17. 2026-03-04
    historical
18. 2025-12-18
    listed $60,000 Active
19. 2024-11-01
    historical
20. 2024-06-28
    price $40,000
21. 2024-04-08
    listed $45,000 Active
22. 2004-09-15
    soldstatus $17,500

ⓘ 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: $258 · $22/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$192/yr (+$16/mo · 74.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,033
• − Mortgage interest: −$2,801
• − Property taxes: −$258
• − Insurance: −$250
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$1,455
• Taxable income: $3,664
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $3,392/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: Carnegie
• NCES district ID: 4006630
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 19% ▼ -18.00%
• Median HH income: $32,189
• Composite: 13.71/100
• National rank: #9497
• State rank: #212 of 270 in OK

Livability — Carnegie

• Score: 62/100
• State rank: #246
• US rank: #16515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carnegie, OK
• Population (ZIP): 2,365

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 54% Native American 20% Hispanic / Latino 18% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Iranian 2% Italian 1% European 1%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · Spanish 10%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.28%
• Current HPI: 159.676
• 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

+185.7% since first listed

8 events — show timeline

• 2026-04-08 Price Changed $50,000 MLSOK
• 2026-03-19 Relisted — MLSOK
• 2026-03-04 Listing Removed — MLSOK
• 2025-12-18 Listed $60,000 MLSOK
• 2024-11-01 Listing Removed — MLSOK
• 2024-06-28 Price Changed $40,000 MLSOK
• 2024-04-08 Listed $45,000 MLSOK
• 2004-09-15 Sold (Public Records) $17,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $258 · +2.4% YoY. Source: county tax records.