106 E Elk Rd · Whitefield, OK 74472

$184,900

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 17 Days on market

Built 1986 0.50 ac lot Est $146k · 27% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.0/10.0
• 1% rule +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

* * Charming 3-Bedroom, 2-Bath Home in Whitefield, Oklahoma * * Discover the perfect blend of country living and modern convenience in this beautifully remodeled 3-bedroom, 2-bath home located in the picturesque community of Whitefield, Oklahoma. This property offers a serene atmosphere while being just a short drive away from all essential amenities. As you approach the home, you'll be greeted by a welcoming covered front porch, ideal for morning coffee or evening relaxation. Inside, the thoughtfully designed split floor plan ensures privacy and comfort, with the master bedroom on one side featuring an exquisite walk-in shower in the ensuite bathroom. On the opposite side, you'll fin

Key facts

• Covered front porch
• Gas stove
• Walk-in shower

Tags

• COVERED FRONT PORCH
• WALK-IN SHOWER
• JACUZZI TUB
• GENEROUS WALK-IN CLOSETS
• SPACIOUS LAUNDRY ROOM
• GAS STOVE

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Built using HardiPlank type and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Shed(s); Chain link fence; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Accessible doors; High-speed internet; Laminate counters; Ceiling fan(s); Electric oven connection; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (34.9% below list).
• Recommended offer: $120k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#433 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Whitefield (rural): math 25% / reading 15% proficiency, ranked #410 of 513 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $185k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $120,308 (34.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.65% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $146,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 W Redding	0.19mi	4/2.0 (+1)	1,515 (-7%)	5mo	$159,000	$105	71
401 S Clover	0.24mi	4/2.0 (+1)	1,515 (-7%)	2mo	$135,000	$89	71
605 W Iowa St	0.41mi	3/1.0	1,558 (-4%)	4mo	$140,000	$90	67

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.74×
• Total profit: $90,248
• Equity at exit: $166,573

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $273,757
• Equity at exit: $359,220

Cash invested: $51,772 (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 74472

• Home prices YoY: 3.7%
• Active inventory: 7
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-163

Break-even live

Break-even rent $1,409

Max offer price $156,137

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-110	+0% $-163	+5% $-215	+10% $-267
Rent	-10% $-258	-5% $-210	+0% $-163	+5% $-115	+10% $-68
Rate	-1.0pp $-70	-0.5pp $-116	base $-163	+0.5pp $-211	+1.0pp $-259

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $184,900 Active 17 DOM
2. 2026-06-18
   days on market $184,900 Active 15 DOM
3. 2026-06-17
   days on market $184,900 Active 14 DOM
4. 2026-06-16
   days on market $184,900 Active 13 DOM
5. 2026-06-15
   days on market $184,900 Active 12 DOM
6. 2026-06-13
   days on market $184,900 Active 10 DOM
7. 2026-06-12
   days on market $184,900 Active 9 DOM
8. 2026-06-09
   days on market $184,900 Active 6 DOM
9. 2026-06-08
   days on market $184,900 Active 5 DOM
10. 2026-06-08
    days on market $184,900 Active 4 DOM
11. 2026-06-05
    days on market $184,900 Active 2 DOM
12. 2026-06-04
    days on marketlisting id $184,900 Active 1 DOM
13. 2026-06-01
    days on market $184,900 Active 354 DOM
14. 2026-05-31
    days on market $184,900 Active 353 DOM
15. 2026-04-27
    price $184,900
16. 2025-08-01
    price $194,900
17. 2025-06-11
    listed $199,900 Active
18. 2005-03-30
    soldstatus $45,000

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$865/yr (+$72/mo · 108.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $14,437
• − Mortgage interest: −$10,357
• − Property taxes: −$799
• − Insurance: −$924
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$5,379
• Taxable loss: −$5,333
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $-674/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: Whitefield
• NCES district ID: 4032700
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $39,104
• Composite: 20.14/100
• National rank: #13845
• State rank: #410 of 513 in OK

Livability — Whitefield

• Score: 58/100
• State rank: #433
• US rank: #21132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitefield, OK
• Population (ZIP): 638

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 14% Native American 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Italian 2% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.95%
• Current HPI: 335.6634
• 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

+310.9% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $184,900 MLS Technology, Inc.
• 2025-08-01 Price Changed $194,900 MLS Technology, Inc.
• 2025-06-11 Listed $199,900 MLS Technology, Inc.
• 2005-03-30 Sold (Public Records) $45,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $799 · +102.3% YoY. Source: county tax records.