121 SE 1st St · Krebs, OK 74501

$50,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 9 Days on market

Built 1930 0.44 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
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Situated on nearly half an acre, this 3-bedroom, 2-bath home offers 1,296 square feet of living space along with a detached garage/workshop and a covered front porch that adds to the property's character and curb appeal. Large corner lot with approximately 313 feet of frontage. 3 bed, 2 bath home featuring detached garage/workshop and covered front porch. Nearly 0.44 acres (19,200 SF) in Krebs. Sold as-is. Buyer to verify all information.

Key facts

• Covered front porch
• Large corner lot
• Nearly half an acre

Tags

• DETACHED GARAGE
• COVERED FRONT PORCH
• LARGE CORNER LOT
• NEARLY HALF AN ACRE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Security: Storm shelter; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Basement foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Barn(s); Property faces east

Interior

• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Space heater; Window unit cooling
• Interior features: Laminate counters; Wood counters; Basement (partial)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 61/100 on livability (#294 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Krebs (town): math 25% / reading 26% proficiency, ranked #99 of 270 in OK (top 37%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 133 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

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.
• Pittsburg 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $30k; list at $50k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1930 — 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: 2.21% ✓
• Cap rate: 19.98%
• Cash-on-cash: 48.89%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $146,448
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 SE Monroe Ave	0.26mi	3/2.0	1,288 (-1%)	19mo	$162,500	$126	71
180 SW 2nd	0.26mi	3/2.0	1,287 (-1%)	21mo	$145,000	$113	69
630 Lakefront Dr	0.38mi	3/2.0	1,414 (+9%)	4mo	$180,000	$127	64
173 NW 3rd St	0.51mi	3/2.0	1,425 (+10%)	20mo	$160,000	$112	43
410 SE 4th	0.33mi	3/1.5	1,473 (+14%)	21mo	$120,000	$81	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 46.4%
• Equity multiple: 3.02×
• Total profit: $28,215
• Equity at exit: $7,455

10-year hold

• IRR: 52.2%
• Equity multiple: 6.09×
• Total profit: $71,305
• 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 74501

• Home prices YoY: -25.8%
• Active inventory: 133
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $570

Break-even live

Break-even rent $382

Max offer price $50,000

Occupancy floor 43%

Sensitivity live

Price	-10% $599	-5% $585	+0% $570	+5% $556	+10% $542
Rent	-10% $483	-5% $527	+0% $570	+5% $614	+10% $658
Rate	-1.0pp $596	-0.5pp $583	base $570	+0.5pp $557	+1.0pp $544

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 9 events

1. 2026-06-21
   days on market $50,000 Active 9 DOM
2. 2026-06-18
   days on market $50,000 Active 7 DOM
3. 2026-06-17
   remarks 442-char remark
4. 2026-06-17
   days on market $50,000 Active 6 DOM
5. 2026-06-16
   days on market $50,000 Active 5 DOM
6. 2026-06-15
   days on market $50,000 Active 4 DOM
7. 2026-06-13
   days on market $50,000 Active 2 DOM
8. 2026-06-12
   remarks 441-char remark
9. 2026-06-12
   listed $50,000 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: $228 · $19/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$222/yr (+$18/mo · 97.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,252
• − Mortgage interest: −$2,801
• − Property taxes: −$228
• − Insurance: −$250
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,455
• Taxable income: $6,398
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $5,309/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: Krebs
• NCES district ID: 4016720
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $46,002
• Composite: 22.09/100
• National rank: #8185
• State rank: #99 of 270 in OK

Livability — Krebs

• Score: 61/100
• State rank: #294
• US rank: #17457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Krebs, OK
• City population: 1,822
• Population (ZIP): 28,687

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 0.55)
• Race & ethnicity: White 67% Two or more races 17% Native American 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -74.14%
• Current HPI: 212.9867
• 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

+100.0% since first listed

5 events — show timeline

• 2026-06-11 Listed $50,000 MLS Technology, Inc.
• 2022-11-19 Listing Removed — MLS Technology, Inc.
• 2022-11-16 Listed $78,999 MLS Technology, Inc.
• 2004-09-24 Sold (Public Records) $30,000 Public Records
• 1996-08-21 Sold (Public Records) $25,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $228 · -22.4% YoY. Source: county tax records.