101 N 3rd St · Hartshorne, OK 74547

$179,900

3 bd · 1.0 ba · 2,664 sqft · SingleFamily public records · 44 Days on market

Built 1998 0.78 ac lot Est $258k · 30% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +8.1/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +0.7/10.0

Listing remarks

This charming home situated on a spacious corner lot offers nearly a full acre of land with endless potential. Featuring 3 bedrooms and 1.5 bathrooms, this property includes a large kitchen with an eat-in dining area and two generously sized living spaces perfect for entertaining or relaxing. Outside, you’ll find a large 2-bay garage, carport, two storage buildings, and plenty of room to expand or add additional improvements. Being sold “as-is, ” this property is full of opportunity and ready for its next owner to make it their own. Come see for yourself all this property has to offer!

Key facts

• Two living spaces
• Eat-in dining area
• Large garage

Tags

• CORNER LOT
• FULL ACRE OF LAND
• LARGE KITCHEN
• EAT-IN DINING AREA
• TWO LIVING SPACES
• LARGE GARAGE

Property features AI

Exterior

• Parking: 2-car garage (detached, faces side) with storage and workshop; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Corner lot; Shed(s) and storage; Workshop

Interior

• Kitchen: Oven; Range; Refrigerator; Electric water heater
• Bedrooms: Bedroom on second level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating with multiple heating units; Radiant heating; Window air conditioning units (three or more)
• Interior features: Ceiling fan(s); Laminate counters; Gas range and gas oven connections; Storm windows; Vinyl windows; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-55 ($-657/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (29.5% below list).
• Recommended offer: $127k (29.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#391 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, amenities F, commute F.
• Hartshorne (town): math 6% / reading 9% proficiency, ranked #257 of 270 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hartshorne Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 327 students, 0% FRL); Hartshorne Ms (math 2% / reading 8%, grade F, #320 of 345 statewide, top 94%, 165 students, 0% FRL); Hartshorne Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 216 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (6.3% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $70k; list at $180k implies a 157% gain — meaningful room to come down on a strong offer.

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 $126,759 (29.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $258,408
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 4th	0.72mi	3/2.0	2,300 (-14%)	24mo	$222,000	$97	20

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

Projected returns pro-forma

6.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 2.02×
• Total profit: $51,507
• Equity at exit: $116,440

10-year hold

• IRR: 15.1%
• Equity multiple: 4.04×
• Total profit: $153,263
• Equity at exit: $214,110

Cash invested: $50,372 (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 74547

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-55

Break-even live

Break-even rent $1,337

Max offer price $170,234

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $-4	+0% $-55	+5% $-106	+10% $-157
Rent	-10% $-155	-5% $-105	+0% $-55	+5% $-5	+10% $45
Rate	-1.0pp $36	-0.5pp $-9	base $-55	+0.5pp $-101	+1.0pp $-149

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $179,900 Active 44 DOM
2. 2026-06-21
   days on market $179,900 Active 43 DOM
3. 2026-06-18
   days on market $179,900 Active 41 DOM
4. 2026-06-17
   days on market $179,900 Active 40 DOM
5. 2026-06-16
   days on market $179,900 Active 39 DOM
6. 2026-06-15
   days on market $179,900 Active 38 DOM
7. 2026-06-13
   days on market $179,900 Active 36 DOM
8. 2026-06-12
   days on market $179,900 Active 35 DOM
9. 2026-06-09
   days on market $179,900 Active 32 DOM
10. 2026-06-08
    days on market $179,900 Active 31 DOM
11. 2026-06-08
    days on market $179,900 Active 30 DOM
12. 2026-06-07
    days on market $179,900 Active 29 DOM
13. 2026-06-04
    days on market $179,900 Active 26 DOM
14. 2026-06-02
    days on market $179,900 Active 25 DOM
15. 2026-06-01
    days on market $179,900 Active 24 DOM
16. 2026-05-31
    days on market $179,900 Active 23 DOM
17. 2026-05-06
    listed $179,900 Active
18. 2025-11-21
    historical
19. 2025-05-21
    listed $194,900 Active
20. 2025-04-25
    historical
21. 2024-12-18
    price $210,000
22. 2024-10-15
    price $220,000
23. 2024-09-25
    listed $235,000 Active
24. 2006-09-19
    soldstatus $70,000
25. 2000-03-15
    soldstatus $35,000

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$1,166/yr (+$97/mo · 257.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,211
• − Mortgage interest: −$10,077
• − Property taxes: −$453
• − Insurance: −$900
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$5,233
• Taxable loss: −$3,886
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $276/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: Hartshorne
• NCES district ID: 4013920
• Math proficiency: 6% ▼ -18.00%
• Reading proficiency: 9% ▼ -11.00%
• Median HH income: $43,191
• Composite: 6.89/100
• National rank: #9979
• State rank: #257 of 270 in OK

Livability — Hartshorne

• Score: 59/100
• State rank: #391
• US rank: #20117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartshorne, OK
• Population (ZIP): 3,014

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 0.64)
• Race & ethnicity: White 60% Two or more races 28% Native American 9% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 6.29%
• Current HPI: 244.0253
• 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

+414.0% since first listed

9 events — show timeline

• 2026-05-06 Listed $179,900 MLS Technology, Inc.
• 2025-11-21 Listing Removed — MLS Technology, Inc.
• 2025-05-21 Listed $194,900 MLS Technology, Inc.
• 2025-04-25 Listing Removed — MLS Technology, Inc.
• 2024-12-18 Price Changed $210,000 MLS Technology, Inc.
• 2024-10-15 Price Changed $220,000 MLS Technology, Inc.
• 2024-09-25 Listed $235,000 MLS Technology, Inc.
• 2006-09-19 Sold (Public Records) $70,000 Public Records
• 2000-03-15 Sold (Public Records) $35,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $453 · -0.4% YoY. Source: county tax records.