59054 4695 Rd · Dripping Springs, OK 74964

$425,000

4 bd · 3.0 ba · 2,138 sqft · SingleFamily public records · 7 Days on market

Built 2007 5.00 ac lot Est $391k · 9% over

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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 +26.9/30.0
• Appreciation +9.9/10.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• ARV discount +3.6/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Beautiful, well maintained 3 bedroom 2.5 bath home sitting on approx 5 acres (+/-) of land. This home offers a welcoming large front porch, step inside to find an open floor plan, large windows that welcome the morning sun and the evening sunsets with a view of the deer grazing right outside the windows, the master bedroom and bath located on the main level and a master walk-in closet to that is amazing. Upstairs you will find 2 bedrooms, a full bath, bonus room and a large walk-in attic. Enjoy the outdoor space to entertain friends and family, have a safe place for the kids to run and play outside or just enjoy the sound of nature surrounding you. You do not want to miss seeing this home. Add it to your list of homes to see today before it is gone!

Key facts

• 100' shooting range
• 2 acres fenced
• 5 acres

Tags

• 5 ACRES
• 2 ACRES FENCED
• WALKING TRAILS
• 100' SHOOTING RANGE
• DRIVE-THROUGH ACCESS
• 50A RV PLUG

Property features AI

Finance

• HOA & community: Association fee listed as monthly

Exterior

• Parking: RV access/parking
• Security: Smoke detector(s)
• Utilities: Electricity available; Well water; Septic available (septic tank)
• Home design: Two-story home; Entry on main level; Architectural shingle roof; Brick, frame and vinyl siding construction
• Construction: Built as a resale (less than 25 years old); Slab foundation
• Exterior features: Gravel driveway; Covered patio and porch; Patio; Porch; Storage structure; Cleared, rolling, rural lot outside city limits; County road frontage

Interior

• Kitchen: Dishwasher; Electric range; Microwave with hood fan; Disposal; Plumbed for ice maker; ENERGY STAR qualified appliances
• Bedrooms: Multiple bedrooms located on the second floor
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Pantry; Programmable thermostat; Walk-in closet(s); Wood burning stove; Double pane vinyl windows
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).

Location & tenants

• Location reads 53/100 on livability (#624 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.
• Moseley (rural): math 20% / reading 20% proficiency, ranked #418 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (9.7% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $345k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $425,000

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. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $391,254
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59054 4695 Rd	0.00mi	4/2.5	2,318 (+8%)	0mo	$425,000	$183	84

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

Projected returns pro-forma

9.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 3.51×
• Total profit: $298,579
• Equity at exit: $374,561

10-year hold

• IRR: 28.1%
• Equity multiple: 7.87×
• Total profit: $818,068
• Equity at exit: $799,068

Cash invested: $119,000 (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 74964

• Home prices YoY: 2.8%
• Active inventory: 38
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,857 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,020
• Net cashflow: $1,178

Break-even live

Break-even rent $3,366

Max offer price $425,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,419	-5% $1,298	+0% $1,178	+5% $1,058	+10% $937
Rent	-10% $794	-5% $986	+0% $1,178	+5% $1,370	+10% $1,562
Rate	-1.0pp $1,392	-0.5pp $1,286	base $1,178	+0.5pp $1,068	+1.0pp $956

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
468581 E 599 Rd Unit 1221901P Colcord, OK	3.0	2.0	2012	$4,857	$2.41	14d	1	1.20mi

Listing history 16 events

1. 2026-05-06
   status Pending
2. 2026-04-28
   listed $425,000 Active
3. 2023-02-03
   soldstatus $345,000
4. 2023-01-31
   soldstatus $344,900 Closed 759-char remark

   Show marketing remark (759 chars)

   Beautiful, well maintained 3 bedroom 2.5 bath home sitting on approx 5 acres (+/-) of land. This home offers a welcoming large front porch, step inside to find an open floor plan, large windows that welcome the morning sun and the evening sunsets with a view of the deer grazing right outside the windows, the master bedroom and bath located on the main level and a master walk-in closet to that is amazing. Upstairs you will find 2 bedrooms, a full bath, bonus room and a large walk-in attic. Enjoy the outdoor space to entertain friends and family, have a safe place for the kids to run and play outside or just enjoy the sound of nature surrounding you. You do not want to miss seeing this home. Add it to your list of homes to see today before it is gone!

5. 2022-11-28
   status Pending 759-char remark

   Show marketing remark (759 chars)

   Beautiful, well maintained 3 bedroom 2.5 bath home sitting on approx 5 acres (+/-) of land. This home offers a welcoming large front porch, step inside to find an open floor plan, large windows that welcome the morning sun and the evening sunsets with a view of the deer grazing right outside the windows, the master bedroom and bath located on the main level and a master walk-in closet to that is amazing. Upstairs you will find 2 bedrooms, a full bath, bonus room and a large walk-in attic. Enjoy the outdoor space to entertain friends and family, have a safe place for the kids to run and play outside or just enjoy the sound of nature surrounding you. You do not want to miss seeing this home. Add it to your list of homes to see today before it is gone!

6. 2022-10-18
   price $344,900 759-char remark

   Show marketing remark (759 chars)

   Beautiful, well maintained 3 bedroom 2.5 bath home sitting on approx 5 acres (+/-) of land. This home offers a welcoming large front porch, step inside to find an open floor plan, large windows that welcome the morning sun and the evening sunsets with a view of the deer grazing right outside the windows, the master bedroom and bath located on the main level and a master walk-in closet to that is amazing. Upstairs you will find 2 bedrooms, a full bath, bonus room and a large walk-in attic. Enjoy the outdoor space to entertain friends and family, have a safe place for the kids to run and play outside or just enjoy the sound of nature surrounding you. You do not want to miss seeing this home. Add it to your list of homes to see today before it is gone!

7. 2022-09-30
   listed $349,900 Active 759-char remark

   Show marketing remark (759 chars)

   Beautiful, well maintained 3 bedroom 2.5 bath home sitting on approx 5 acres (+/-) of land. This home offers a welcoming large front porch, step inside to find an open floor plan, large windows that welcome the morning sun and the evening sunsets with a view of the deer grazing right outside the windows, the master bedroom and bath located on the main level and a master walk-in closet to that is amazing. Upstairs you will find 2 bedrooms, a full bath, bonus room and a large walk-in attic. Enjoy the outdoor space to entertain friends and family, have a safe place for the kids to run and play outside or just enjoy the sound of nature surrounding you. You do not want to miss seeing this home. Add it to your list of homes to see today before it is gone!

8. 2022-07-20
   soldstatus $345,000
9. 2022-07-15
   soldstatus $345,000 Closed 902-char remark

   Show marketing remark (902 chars)

   You have found your dream home! A beautiful 3 bed 2.5 bath home nestled on 4.88ac (mol) of both cleared and wooded views. Grand steps lead up to a large porch with new fans, railings, and a stunning entrance to your new home. Open floor plan with eat in space in the kitchen as well as a separate dining area. Cathedral ceilings in the living room, as well as plenty of natural light with the tall windows that come with custom drapes. Wood burning stove for cozy winter nights and extra heat. Master suite on main level and boasts a large tub, closet, and double vanity. Additional bedrooms and full bath upstairs. Walk-in attic great for storage. Kitchen has a corner pantry with wood shelves, granite counters, and black stainless steel appliances that make this kitchen stand out! Soft close cabinets and drawers are a bonus. Country living with modern conveniences. You will want to see this one!

10. 2022-06-16
    status Pending 902-char remark

    Show marketing remark (902 chars)

    You have found your dream home! A beautiful 3 bed 2.5 bath home nestled on 4.88ac (mol) of both cleared and wooded views. Grand steps lead up to a large porch with new fans, railings, and a stunning entrance to your new home. Open floor plan with eat in space in the kitchen as well as a separate dining area. Cathedral ceilings in the living room, as well as plenty of natural light with the tall windows that come with custom drapes. Wood burning stove for cozy winter nights and extra heat. Master suite on main level and boasts a large tub, closet, and double vanity. Additional bedrooms and full bath upstairs. Walk-in attic great for storage. Kitchen has a corner pantry with wood shelves, granite counters, and black stainless steel appliances that make this kitchen stand out! Soft close cabinets and drawers are a bonus. Country living with modern conveniences. You will want to see this one!

11. 2022-06-13
    listed $350,000 Active 902-char remark

    Show marketing remark (902 chars)

    You have found your dream home! A beautiful 3 bed 2.5 bath home nestled on 4.88ac (mol) of both cleared and wooded views. Grand steps lead up to a large porch with new fans, railings, and a stunning entrance to your new home. Open floor plan with eat in space in the kitchen as well as a separate dining area. Cathedral ceilings in the living room, as well as plenty of natural light with the tall windows that come with custom drapes. Wood burning stove for cozy winter nights and extra heat. Master suite on main level and boasts a large tub, closet, and double vanity. Additional bedrooms and full bath upstairs. Walk-in attic great for storage. Kitchen has a corner pantry with wood shelves, granite counters, and black stainless steel appliances that make this kitchen stand out! Soft close cabinets and drawers are a bonus. Country living with modern conveniences. You will want to see this one!

12. 2019-01-30
    soldstatus $145,000
13. 2019-01-24
    soldstatus $145,000
14. 2018-07-06
    listed $159,999
15. 2018-07-06
    historical
16. 2018-01-06
    listed $175,000

ⓘ 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: $3,039 · $253/mo
• Projected year-2 tax: $3,825 · $319/mo
• Expected delta: +$786/yr (+$65/mo · 25.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,284
• − Mortgage interest: −$23,807
• − Property taxes: −$3,039
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,663
• − Management: −$4,663
• − Depreciation: −$12,364
• Taxable income: $7,624
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $12,306/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: Moseley
• NCES district ID: 4020430
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $36,121
• Composite: 19.83/100
• National rank: #13893
• State rank: #418 of 513 in OK

Livability — Dripping Springs

• Score: 53/100
• State rank: #624
• US rank: #24663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,110

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 58% Native American 24% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Korean 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.73%
• Current HPI: 355.9058
• 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

+142.9% since first listed

16 events — show timeline

• 2026-05-06 Pending — NWARMLS
• 2026-04-28 Listed $425,000 NWARMLS
• 2023-02-03 Sold (Public Records) $345,000 Public Records
• 2023-01-31 Sold (MLS) $344,900 NWARMLS
• 2022-11-28 Pending — NWARMLS
• 2022-10-18 Price Changed $344,900 NWARMLS
• 2022-09-30 Listed $349,900 NWARMLS
• 2022-07-20 Sold (Public Records) $345,000 Public Records
• 2022-07-15 Sold (MLS) $345,000 NWARMLS
• 2022-06-16 Pending — NWARMLS
• 2022-06-13 Listed $350,000 NWARMLS
• 2019-01-30 Sold (Public Records) $145,000 Public Records
• 2019-01-24 Sold (MLS) $145,000 MLS Technology, Inc.
• 2018-07-06 Listing Removed — MLS Technology, Inc.
• 2018-07-06 Listed $159,999 MLS Technology, Inc.
• 2018-01-06 Listed $175,000 MLS Technology, Inc.

Property tax history

+10.8%/yr

Latest (2025): $3,039 · +3.1% YoY. Source: county tax records.