23653 Independence Rd · Heavener, OK 74937

$26,000

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 13 Days on market

Built 1979 1.03 ac lot

---

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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Opportunity awaits in this three bedroom, one and a half bathroom home. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. No interior access due to condition.

Key facts

• 1.03 acre lot
• Built 1979
• Listed 13 days

Property features AI

Finance

• Financial info: Annual tax information available (financial details omitted)

Exterior

• Security: No safety shelter
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home; Faces east; Built with wood siding and wood frame construction
• Construction: Built (year source: appraiser); Slab foundation
• Exterior features: No exterior features listed

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor (including a master bedroom)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: No interior features listed
• Laundry & utility: No hot water (appliance noted)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).

Location & tenants

• Location reads 60/100 on livability (#354 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Heavener (town): math 14% / reading 23% proficiency, ranked #200 of 270 in OK (top 74%) — 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: Heavener Es (math 14% / reading 23%, grade F, #530 of 845 statewide, top 63%, 577 students, 0% FRL); Heavener Hs (math 12% / reading 22%, grade F, #314 of 447 statewide, top 72%, 310 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: 43 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($180 loan paydown + $3k appreciation (9.9% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $26,000

Questions for the listing agent

1. Built in 1979 — 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. 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?
4. 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.
5. 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.
6. 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: 4.41% ✓
• Cap rate: 39.75%
• Cash-on-cash: 119.50%
• DSCR: 6.32
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $159,705
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24252 S Independence Rd	0.73mi	2/1.0 (-1)	1,200 (-12%)	12mo	$140,000	$117	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.27×
• Total profit: $60,239
• Equity at exit: $23,305

10-year hold

• IRR: —
• Equity multiple: 20.38×
• Total profit: $141,090
• Equity at exit: $50,133

Cash invested: $7,280 (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 74937

• Home prices YoY: 3.9%
• Active inventory: 43
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $725

Break-even live

Break-even rent $228

Max offer price $26,000

Occupancy floor 32%

Sensitivity live

Price	-10% $740	-5% $732	+0% $725	+5% $718	+10% $710
Rent	-10% $634	-5% $680	+0% $725	+5% $770	+10% $815
Rate	-1.0pp $738	-0.5pp $732	base $725	+0.5pp $718	+1.0pp $711

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $26,000 Active 13 DOM
2. 2026-06-21
   days on market $26,000 Active 12 DOM
3. 2026-06-18
   days on market $26,000 Active 10 DOM
4. 2026-06-17
   days on market $26,000 Active 9 DOM
5. 2026-06-16
   days on market $26,000 Active 8 DOM
6. 2026-06-15
   days on market $26,000 Active 7 DOM
7. 2026-06-13
   days on market $26,000 Active 5 DOM
8. 2026-06-12
   days on market $26,000 Active 4 DOM
9. 2026-06-09
   remarks 313-char remark
10. 2026-06-09
    listed $26,000 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: $399 · $33/mo
• Projected year-2 tax: $399 · $33/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,752
• − Mortgage interest: −$1,456
• − Property taxes: −$399
• − Insurance: −$130
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$756
• Taxable income: $8,810
• Est. tax owed @ 24.0%: −$2,114
• After-tax cash flow: $6,585/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: Heavener
• NCES district ID: 4014160
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 23% ▼ -4.00%
• Median HH income: $32,029
• Composite: 14.92/100
• National rank: #9370
• State rank: #200 of 270 in OK

Livability — Heavener

• Score: 60/100
• State rank: #354
• US rank: #19062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,185

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 12% Native American 11%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.94%
• Current HPI: 267.2382
• 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 event — show timeline

• 2026-06-08 Listed $26,000 MLS Technology, Inc.

Property tax history

+6.5%/yr

Latest (2025): $399 · +5.3% YoY. Source: county tax records.