1701 Tipton Ln · Idabel, OK 74745

$113,999

3 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 142 Days on market

Built 1986 0.30 ac lot Est $209k · 45% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.6/10.0
• DSCR +5.6/10.0
• Schools +4.8/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Can't beat the price and location. Located on the north side of Idabel close Hwy 259 but yet still a country setting. No major repairs needed. 4 Bedrooms, 2 bath, large living area and good outdoor space. This property is for sale AS IS.

Key facts

• 0.3 acre lot
• Built 1986
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $95 ($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 $105k (7.8% below list).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#202 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: schools F, amenities F, commute F.
• Denison (rural): math 60% / reading 50% proficiency, ranked #16 of 513 in OK (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($788 loan paydown + $10k appreciation (9.2% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $85k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 22% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,319 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $208,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 N Denison Rd	0.71mi	3/2.0	1,656 (-11%)	5mo	$185,000	$112	44

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

Projected returns pro-forma

9.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.94×
• Total profit: $61,939
• Equity at exit: $96,124

10-year hold

• IRR: 22.4%
• Equity multiple: 6.52×
• Total profit: $176,260
• Equity at exit: $200,674

Cash invested: $31,920 (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 74745

• Home prices YoY: 3.7%
• Active inventory: 59
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $95

Break-even live

Break-even rent $930

Max offer price $113,999

Occupancy floor 86%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2024-08-12
   status Pending
2. 2024-06-27
   price $113,999
3. 2024-05-28
   price $114,999
4. 2024-03-25
   status Active
5. 2024-03-14
   status Pending
6. 2024-03-11
   listed $119,000 Active
7. 2013-08-09
   soldstatus $85,000

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,609
• − Mortgage interest: −$6,386
• − Property taxes: −$1,077
• − Insurance: −$570
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$3,316
• Taxable loss: −$758
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,322/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: Denison
• NCES district ID: 4009720
• Math proficiency: 60% ▲ 10.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $40,168
• Composite: 47.83/100
• National rank: #4869
• State rank: #16 of 513 in OK

Livability — Idabel

• Score: 63/100
• State rank: #202
• US rank: #15174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Idabel, OK
• Population (ZIP): 9,756

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 57% Two or more races 16% Black 13% Hispanic / Latino 9% Native American 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.20%
• Current HPI: 255.6557
• 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

+34.1% since first listed

7 events — show timeline

• 2024-08-12 Pending — MLSOK
• 2024-06-27 Price Changed $113,999 MLSOK
• 2024-05-28 Price Changed $114,999 MLSOK
• 2024-03-25 Relisted — MLSOK
• 2024-03-14 Pending — MLSOK
• 2024-03-11 Listed $119,000 MLSOK
• 2013-08-09 Sold (Public Records) $85,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,077 · +38.3% YoY. Source: county tax records.