26139 State Highway 76 · Ratliff City, OK 73481

$39,500

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 164 Days on market

Built 1978 0.66 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
• Appreciation +6.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This cozy 3 bedroom, 1 bathroom home is conveniently located right off Highway 76, offering easy access while still giving you that quiet, small-town feel Ratliff City is known for. Whether you're a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this property has great potential. Step inside to a warm and inviting layout with a comfortable living area that flows into the kitchen and dining space. The home features three well-sized bedrooms and one full bathroom, along with practical storage and everyday functionality. With its simple floor plan and country-style setting, it’s easy to make this home your own. Outside, the property offers an open

Key facts

• Room for pets
• Open yard
• Room for parking

Tags

• OPEN YARD
• ROOM FOR PARKING
• ROOM FOR PETS
• ROOM FOR GARDENING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#634 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Fox (rural): math 20% / reading 20% proficiency, ranked #408 of 513 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($273 loan paydown + $1k appreciation (3.3% local appreciation)).
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $40k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 2.54% ✓
• Cap rate: 22.73%
• Cash-on-cash: 58.71%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $18,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26139 State Highway 76	0.00mi	3/1.0	1,200 (0%)	1mo	$18,000	$15	100

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

Projected returns pro-forma

3.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.0%
• Equity multiple: 4.61×
• Total profit: $39,898
• Equity at exit: $18,476

10-year hold

• IRR: 63.2%
• Equity multiple: 9.40×
• Total profit: $92,916
• Equity at exit: $29,043

Cash invested: $11,060 (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 73481

• Home prices YoY: 1.0%
• Active inventory: 10
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $541

Break-even live

Break-even rent $318

Max offer price $39,500

Occupancy floor 41%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-17
   status Pending
2. 2025-11-03
   listed $39,500 Active
3. 2011-06-10
   soldstatus $17,000

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $356 · $30/mo
• Expected delta: +$22/yr (+$2/mo · 6.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,039
• − Mortgage interest: −$2,213
• − Property taxes: −$334
• − Insurance: −$198
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$1,149
• Taxable income: $6,220
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,001/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: Fox
• NCES district ID: 4012060
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $40,227
• Composite: 20.22/100
• National rank: #13832
• State rank: #408 of 513 in OK

Livability — Ratliff City

• Score: 52/100
• State rank: #634
• US rank: #24735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ratliff City, OK
• Population (ZIP): 924

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 (80%)
• Race & ethnicity: White 80% Two or more races 11% Native American 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Czech 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 3.32%
• Current HPI: 332.5972
• 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

+132.4% since first listed

3 events — show timeline

• 2026-04-17 Pending — MLS Technology, Inc.
• 2025-11-03 Listed $39,500 MLS Technology, Inc.
• 2011-06-10 Sold (Public Records) $17,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $334 · +4.7% YoY. Source: county tax records.