476690 E 1086 Rd · Remy, OK 74948

$60,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily · 46 Days on market

Built 1975 Fair condition 1.00 ac 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
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Check out this 3-bedroom, 1-bathroom home sitting on a full acre. This 1,080-square-foot property offers a quiet, rural setting with plenty of extra space, including a detached workshop and multiple storage buildings. The home features a circular gravel driveway, a front and back deck, and practical amenities like a dishwasher and ceiling fans. All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer’s agent via HUBZU AUCTION www. hubzu.com. Once the offer has been accepted through HUBZU the assigned Asset manager from Altisource w

Key facts

• Detached workshop
• Front and back deck
• Full acre

Tags

• FULL ACRE
• DETACHED WORKSHOP
• CIRCULAR GRAVEL DRIVEWAY
• FRONT AND BACK DECK

Property features AI

Exterior

• Parking: Gravel parking; Circular driveway
• Security: Smoke detector(s)
• Utilities: Public water available; Septic tank; Electricity available; Propane available; Water available
• Home design: Single-family residence; One story
• Construction: Frame and Masonite construction; Block foundation; Asphalt shingle roof; Built as a house
• Exterior features: Deck; Storage, workshop and outbuilding on the property; Gravel road access

Interior

• Kitchen: Dishwasher; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s); Ceiling fan(s); No central heating
• Interior features: Ceiling fans; Smoke detector(s)
• 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 $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#462 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, crime F, amenities F.
• Liberty (rural): math 35% / reading 30% proficiency, ranked #225 of 513 in OK (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Liberty Public School (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 374 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 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 ~1 year — 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 46 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.99% ✓
• Cap rate: 26.36%
• Cash-on-cash: 71.67%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $131,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
476690 E 1086 Rd	0.00mi	3/1.0	1,080 (0%)	0mo	$55,000	$51	100
108663 4765 Rd	0.15mi	3/2.0	1,232 (+14%)	4mo	$150,000	$122	62

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: 82.5%
• Equity multiple: 6.75×
• Total profit: $96,612
• Equity at exit: $54,053

10-year hold

• IRR: 76.8%
• Equity multiple: 14.95×
• Total profit: $234,304
• 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: 2.8×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $1,003

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,045	-5% $1,024	+0% $1,003	+5% $983	+10% $962
Rent	-10% $862	-5% $933	+0% $1,003	+5% $1,074	+10% $1,145
Rate	-1.0pp $1,034	-0.5pp $1,019	base $1,003	+0.5pp $988	+1.0pp $972

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
476207 E 1094 Rd Roland, OK	3.0	2.0	1191	$1,795	$1.51	13d	1	0.90mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-03-17
   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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥111°F today · 17 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: $21,540
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$1,745
• Taxable income: $11,787
• Est. tax owed @ 24.0%: −$2,829
• After-tax cash flow: $9,212/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bathroom home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, roof, exterior, flooring, and interior walls.

Repairs flagged

• Major kitchen cabinets — severely worn
• Major bathroom fixtures — dated and worn
• Moderate roof — visible wear
• Moderate exterior siding — weathered
• Major flooring — damaged tiles
• Major interior walls — peeling paint

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes the space and adds value
• Resale new bathroom fixtures — updates the space and adds value
• Both new roof — improves the home's appearance and adds value
• Both new exterior siding — enhances curb appeal and adds value
• Both new flooring — updates the space and adds value
• Both new interior paint — refreshes the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
roof · visible wear	Moderate	$3,000–15,000
exterior siding · weathered	Moderate	$3,000–15,000
flooring · damaged tiles	Major	$15,000–50,000
interior walls · peeling paint	Major	$15,000–50,000
Total estimated repair cost · 6 items		$66,000–230,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes the space and adds value ↑
• Resale new bathroom fixtures — updates the space and adds value ↑
• Both new roof — improves the home's appearance and adds value ↑
• Both new exterior siding — enhances curb appeal and adds value ↑
• Both new flooring — updates the space and adds value ↑
• Both new interior paint — refreshes the space and adds 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: Liberty
• NCES district ID: 4017700
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $38,055
• Composite: 29.88/100
• National rank: #11687
• State rank: #225 of 513 in OK

Livability — Remy

• Score: 57/100
• State rank: #462
• US rank: #21758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

2 events — show timeline

• 2026-05-01 Pending — WRVBOR
• 2026-03-17 Listed $60,000 WRVBOR