360 N 1st Rd · Healdton, OK 73438

$90,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 109 Days on market

Built 1958 0.40 ac lot Est $80k · 13% over

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Why this score? — see what drove the C 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.0/10.0
• Appreciation +0.1/10.0

Listing remarks MLS

This is a great starter home. Hardwood floors have been redone, new laminate floor, new closet doors, new trim, wood blinds. Has a larger 11x11 walk in closet which could be another bedroom if needed. There is 4-5 producing pecan trees. This is a very updated home.

Key facts

• 0.4 acre lot
• Garage
• Built 1958

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Garage with 1 parking space; Carport; Workshop in garage
• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built per public records; Aluminum and vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Rain gutters; Covered, enclosed patio/porch; Patio; Porch; Storage; Workshop; Chain link fencing; Storm shelter; Smoke detector(s)

Interior

• Kitchen: Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Dining room (first level) — used as a room; Hobby/additional room (first level); Utility room (first level)
• Flooring: Wood veneer
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Ceiling fan(s)
• Laundry & utility: Gas water heater; Utility room inside the home

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $289 ($3k/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 (#390 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: schools F, amenities F, commute F.
• Healdton (rural): math 10% / reading 13% proficiency, ranked #246 of 270 in OK (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 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.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $55k; list at $90k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1958 — 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: 1.21% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $79,808
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Jon	0.75mi	3/1.5	1,357 (-1%)	6mo	$125,900	$93	56
2378 Texas	0.30mi	2/1.0 (-1)	1,208 (-12%)	14mo	$70,000	$58	49
1141 6th St	0.50mi	2/2.0 (-1)	1,410 (+2%)	18mo	$35,500	$25	49
346 5th	0.50mi	2/2.0 (-1)	1,232 (-10%)	8mo	$55,000	$45	43
68 Jon	0.72mi	3/1.5	1,184 (-14%)	12mo	$93,500	$79	31

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $3,812
• Equity at exit: $13,419

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $26,965
• 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 73438

• Home prices YoY: -4.0%
• Active inventory: 28
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $289

Break-even live

Break-even rent $722

Max offer price $90,000

Occupancy floor 68%

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 20 events

1. 2026-06-16
   status $90,000 Pending 109 DOM
2. 2026-06-15
   days on market $90,000 Active 109 DOM
3. 2026-06-14
   days on market $90,000 Active 107 DOM
4. 2026-06-12
   days on market $90,000 Active 106 DOM
5. 2026-06-09
   days on market $90,000 Active 103 DOM
6. 2026-06-08
   days on market $90,000 Active 102 DOM
7. 2026-06-07
   days on market $90,000 Active 101 DOM
8. 2026-06-05
   days on market $90,000 Active 98 DOM
9. 2026-06-03
   days on market $90,000 Active 97 DOM
10. 2026-06-02
    days on market $90,000 Active 96 DOM
11. 2026-06-01
    days on market $90,000 Active 95 DOM
12. 2026-05-31
    days on market $90,000 Active 94 DOM
13. 2026-05-30
    days on market $90,000 Active 93 DOM
14. 2026-04-15
    price $90,000
15. 2026-02-26
    listed $94,500 Active
16. 2014-10-17
    soldstatus $55,000 265-char remark

    Show marketing remark (265 chars)

    This is a great starter home. Hardwood floors have been redone, new laminate floor, new closet doors, new trim, wood blinds. Has a larger 11x11 walk in closet which could be another bedroom if needed. There is 4-5 producing pecan trees. This is a very updated home.

17. 2014-07-07
    listed $60,000 265-char remark

    Show marketing remark (265 chars)

    This is a great starter home. Hardwood floors have been redone, new laminate floor, new closet doors, new trim, wood blinds. Has a larger 11x11 walk in closet which could be another bedroom if needed. There is 4-5 producing pecan trees. This is a very updated home.

18. 2012-06-15
    soldstatus $44,000
19. 2007-06-04
    soldstatus $30,000
20. 2004-08-02
    soldstatus $30,000

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$79/yr (+$7/mo · 10.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,055
• − Mortgage interest: −$5,041
• − Property taxes: −$731
• − Insurance: −$450
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,618
• Taxable income: $2,126
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $2,959/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: Healdton
• NCES district ID: 4014130
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 13% ▼ -11.00%
• Median HH income: $35,740
• Composite: 9.5/100
• National rank: #9849
• State rank: #246 of 270 in OK

Livability — Healdton

• Score: 59/100
• State rank: #390
• US rank: #20116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Healdton, OK
• Population (ZIP): 3,055

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.75%
• Current HPI: 231.5295
• 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

+200.0% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $90,000 MLS Technology, Inc.
• 2026-02-26 Listed $94,500 MLS Technology, Inc.
• 2014-10-17 Sold (MLS) $55,000 MLS Technology, Inc.
• 2014-07-07 Listed $60,000 MLS Technology, Inc.
• 2012-06-15 Sold (Public Records) $44,000 Public Records
• 2007-06-04 Sold (Public Records) $30,000 Public Records
• 2004-08-02 Sold (Public Records) $30,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $731 · +1.8% YoY. Source: county tax records.