8750 154th St · Slaughterville, OK 73068

$192,900

4 bd · 2.0 ba · 1,206 sqft · SingleFamily public records · 17 Days on market

Built 1983 1.80 ac lot Est $194k · at est.

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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).

• Cash flow +16.7/30.0
• ARV discount +7.8/15.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Escape to your own private retreat with this stunning modern home perfectly situated on an expansive lot. Offering the ultimate blend of peaceful country living and contemporary design, this property features exceptional curb appeal, a sleek exterior design, and sprawling acreage that provides endless possibilities for outdoor enjoyment. Bright, Open, and Beautifully Appointed Step inside to an inviting interior that maximizes space and natural light, creating a warm and sophisticated atmosphere from the moment you walk through the door. The spacious main living area serves as the perfect central hub, featuring clean modern lines, durable neutral flooring, and large windows that frame pictu

Key facts

• Expansive lot
• Large windows
• Sprawling acreage

Tags

• EXPANSIVE LOT
• SPRAWLING ACREAGE
• NATURAL LIGHT
• LARGE WINDOWS
• PICTURESQUE VIEWS
• SLEEK CONTEMPORARY CABINETRY

Property features AI

Finance

• Other: Located in Shady Creek Estates; Homestead not indicated; Directions: From E Cementary Rd turn south onto 154th St. Home is on the west side of the street.
• Financial info: Loan qualifications possible; Property is not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built on previously existing structure
• Exterior features: No additional exterior features listed; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (16.7% below list).
• Recommended offer: $161k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.4% in Slaughterville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#228 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Katherine I Daily Es (379 students, 0% FRL); Curtis Inge Ms (math 18% / reading 20%, grade F, #178 of 345 statewide, top 52%, 712 students, 0% FRL); Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 215 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $193k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,747 (16.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.83% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $194,166
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8500 152nd Ave	0.26mi	3/1.5 (-1)	1,273 (+6%)	1mo	$215,000	$169	71
8600 SE 152nd St	0.23mi	3/2.0 (-1)	1,056 (-12%)	3mo	$169,900	$161	61
8801 152nd St	0.08mi	3/2.0 (-1)	1,056 (-12%)	15mo	$198,500	$188	58
8550 149th St	0.20mi	3/2.0 (-1)	1,368 (+13%)	19mo	$125,000	$91	47
9530 154th St	0.68mi	3/2.0 (-1)	1,185 (-2%)	19mo	$150,000	$127	44

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-23,686
• Equity at exit: $28,762

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-11,122
• Equity at exit: $16,678

Cash invested: $54,012 (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 73068

• Home prices YoY: -4.8%
• Active inventory: 215
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $120

Break-even live

Break-even rent $1,455

Max offer price $192,900

Occupancy floor 88%

Sensitivity live

Price	-10% $229	-5% $175	+0% $120	+5% $66	+10% $11
Rent	-10% $-7	-5% $57	+0% $120	+5% $184	+10% $247
Rate	-1.0pp $217	-0.5pp $169	base $120	+0.5pp $70	+1.0pp $19

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: $48,225
• Closing costs: $5,787
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7500 144th St Unit 17 Noble, OK	3.0	2.0	1216	$1,350	$1.11	3d	1	1.26mi
7351 142nd St Unit 37 Noble, OK	3.0	2.0	1216	$1,350	$1.11	3d	1	1.38mi

Listing history 11 events

1. 2026-06-21
   days on market $192,900 Active 17 DOM
2. 2026-06-18
   days on market $192,900 Active 14 DOM
3. 2026-06-17
   days on market $192,900 Active 13 DOM
4. 2026-06-16
   days on market $192,900 Active 12 DOM
5. 2026-06-15
   days on market $192,900 Active 11 DOM
6. 2026-06-13
   days on market $192,900 Active 9 DOM
7. 2026-06-13
   days on market $192,900 Active 8 DOM
8. 2026-06-09
   days on market $192,900 Active 5 DOM
9. 2026-06-08
   days on market $192,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $192,900 Active 3 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: $692 · $58/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$1,044/yr (+$87/mo · 150.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $19,290
• − Mortgage interest: −$10,805
• − Property taxes: −$692
• − Insurance: −$964
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$5,612
• Taxable loss: −$1,870
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $1,892/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: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Slaughterville

• Score: 63/100
• State rank: #228
• US rank: #15883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cleveland County · 239,547 people
• City population: 12,003
• Metro: Oklahoma City, OK
• Population (ZIP): 12,258
• Household income: $73,821
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 301.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.99%
• Current HPI: 278.428
• Rent YoY: —
• Metro: Oklahoma City, 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

+1069.1% since first listed

4 events — show timeline

• 2026-06-04 Listed $192,900 MLSOK
• 2003-01-16 Sold (Public Records) $25,000 Public Records
• 2003-01-16 Sold (Public Records) $125,000 Public Records
• 1994-04-15 Sold (Public Records) $16,500 Public Records

Property tax history

+3.7%/yr

Latest (2024): $692 · +4.2% YoY. Source: county tax records.