9005 S 4150 Rd Unit C · Bushyhead, OK 74017

$90,000

3 bd · 1.0 ba · 1,079 sqft · Land public records · 107 Days on market

Built 1965 1.63 ac lot ↓ 18% since listing

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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
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Sellers! Listed below appraised value. Charming 1-bedroom, 1-bathroom home on 1.63 acres just minutes from beautiful Oologah Lake! This property needs a complete remodel, making it a great opportunity to customize to your style or create the perfect investment property. The home offers a simple floor plan with potential for open living, while the spacious lot provides room to grow bring your boat, RV, or add a shop or guest house. Perfect for a weekend getaway, Airbnb, or full-time living, this property puts you close to fishing, boating, hiking, and camping. Don’t miss this chance to enjoy peaceful country living with lake life right at your doorstep!

Key facts

• 1.63 acres
• Complete remodel
• Oologah lake

Tags

• 1.63 ACRES
• OOLOGAH LAKE
• COMPLETE REMODEL
• SPACIOUS LOT
• PEACEFUL COUNTRY LIVING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Septic tank; Rural water
• Home design: Single-story; Faces west
• Construction: Built (year source: Appraiser); Wood siding; Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Mature trees; Wooded lot; Workshop

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames
• Laundry & utility: Washer; Dryer; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#405 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Chelsea (rural): math 9% / reading 20% proficiency, ranked #224 of 270 in OK (top 83%) — 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.
• Market conditions: Rents rising (+2.6%/yr); 181 active listings in the ZIP; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rogers County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
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: 1.65% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.16%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.79×
• Total profit: $19,861
• Equity at exit: $13,419

10-year hold

• IRR: 27.5%
• Equity multiple: 3.39×
• Total profit: $60,137
• Equity at exit: $7,782

Cash invested: $25,200 (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 74017

• Home prices YoY: -20.1%
• Rents YoY: 2.6%
• Active inventory: 181
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $549

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 58%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   statusdays on market $90,000 Pending 107 DOM
2. 2026-06-10
   days on market $90,000 Active 106 DOM
3. 2026-06-09
   days on market $90,000 Active 105 DOM
4. 2026-06-08
   days on market $90,000 Active 104 DOM
5. 2026-06-07
   days on market $90,000 Active 103 DOM
6. 2026-06-03
   days on market $90,000 Active 99 DOM
7. 2026-06-02
   days on market $90,000 Active 98 DOM
8. 2026-06-01
   days on market $90,000 Active 97 DOM
9. 2026-05-31
   days on market $90,000 Active 96 DOM
10. 2026-02-24
    listed $90,000 Active
11. 2026-02-24
    historical
12. 2026-01-29
    price $90,000
13. 2025-11-10
    status Active
14. 2025-10-29
    status Pending
15. 2025-09-27
    price $100,000
16. 2025-09-04
    listed $110,000 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,792
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,618
• Taxable income: $5,486
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $5,275/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: Chelsea
• NCES district ID: 4007380
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $45,149
• Composite: 12.85/100
• National rank: #9595
• State rank: #224 of 270 in OK

Livability — Bushyhead

• Score: 59/100
• State rank: #405
• US rank: #20535

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

• County: Rogers County · 50,229 people
• Metro: Tulsa, OK
• Population (ZIP): 29,206
• Household income: $65,368
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 603.0

Population outlook (Rogers County) Hauer SSP2

• Today (2025): 100,211 people
• By 2030: 104,381 · +4.2%
• By 2040: 111,567 · +11.3%
• By 2050: 116,791 · +16.5%
• By 2075: 129,134 · +28.9%
• By 2100: 132,326 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Native American 15% Two or more races 12% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Rogers

• 2024 margin: Solid R (+55.0) · D 21.6% · R 76.6% · Other 1.7%
• 2008→2024 swing: -10.9pp toward R · 2008: -44.1pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.9 2016: R+56.3 2012: R+50.1 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.22%
• Current HPI: 227.0657
• Rent YoY: ▲ 2.62%
• Metro: Tulsa, OK
• 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

-18.2% since first listed

7 events — show timeline

• 2026-02-24 Listing Removed — MLS Technology, Inc.
• 2026-02-24 Listed $90,000 MLS Technology, Inc.
• 2026-01-29 Price Changed $90,000 MLS Technology, Inc.
• 2025-11-10 Relisted — MLS Technology, Inc.
• 2025-10-29 Pending — MLS Technology, Inc.
• 2025-09-27 Price Changed $100,000 MLS Technology, Inc.
• 2025-09-04 Listed $110,000 MLS Technology, Inc.

Property tax history

-0.8%/yr

Latest (2025): $169 · -1.7% YoY. Source: county tax records.