1414 E 8th St · Okmulgee, OK 74447

$110,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 12 Days on market

Built 1920 6,500 sqft lot Est $162k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks MLS

Well maintained 3bd home with original hard wood floors, new roof, hot water tank, good central A/C. Bathroom remodel, large eat in kitchen! Priced to sell!!

Key facts

• Fenced backyard
• Cozy front porch
• Updated bathroom

Tags

• COZY FRONT PORCH
• REFINISHED HARDWOOD FLOORS
• UPDATED BATHROOM
• FENCED BACKYARD
• DETACHED GARAGE
• RESIDENTIAL NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: Owned security system; Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered porch; Concrete driveway; Chain link fencing

Interior

• Kitchen: Eat-in kitchen with pantry; Oven; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: First-floor bedrooms (including master bedroom)
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom with bathtub (hall bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Ceiling fan(s); Butcher block counters; Laminate counters; Gas range connection; Aluminum window frames; Wood window frames; Storm windows; Storm door(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 11.2% vs local median 7.6% in Okmulgee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $28k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $110k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $110,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.28% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $161,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 E 11th St	0.20mi	3/2.0	1,495 (-2%)	7mo	$165,000	$110	82
1420 E 8th St	0.02mi	3/2.0	1,344 (-12%)	7mo	$160,000	$119	74
1327 E 10th St	0.14mi	3/2.0	1,716 (+13%)	6mo	$140,000	$82	68
532 S Liberty Ave	0.31mi	3/1.5	1,376 (-10%)	8mo	$57,000	$41	61
512 S Woodlawn Ave	0.23mi	2/1.0 (-1)	1,348 (-12%)	8mo	$88,000	$65	55
1807 Crestview Dr	0.64mi	2/2.0 (-1)	1,604 (+5%)	3mo	$210,000	$131	54
906 Cardinal Ln	0.75mi	2/2.0 (-1)	1,472 (-3%)	1mo	$172,500	$117	53
1218 E 7th St	0.23mi	3/2.5	1,746 (+15%)	12mo	$185,000	$106	53
1324 E Hickory St	0.47mi	3/2.0	1,679 (+10%)	10mo	$133,000	$79	53
922 S Liberty Ave	0.54mi	2/1.5 (-1)	1,440 (-6%)	10mo	$140,000	$97	50
1908 E 10th St	0.68mi	3/2.0	1,433 (-6%)	10mo	$160,000	$112	50
503 N Prairie Ave	0.54mi	3/1.5	1,320 (-13%)	10mo	$95,000	$72	42

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $11,063
• Equity at exit: $16,401

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $46,719
• Equity at exit: $9,511

Cash invested: $30,800 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 147
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $454

Break-even live

Break-even rent $835

Max offer price $110,000

Occupancy floor 63%

Sensitivity live

Price	-10% $516	-5% $485	+0% $454	+5% $423	+10% $392
Rent	-10% $343	-5% $399	+0% $454	+5% $510	+10% $566
Rate	-1.0pp $510	-0.5pp $482	base $454	+0.5pp $426	+1.0pp $397

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $110,000 Active 12 DOM
2. 2026-06-18
   days on market $110,000 Active 10 DOM
3. 2026-06-17
   days on market $110,000 Active 9 DOM
4. 2026-06-16
   days on market $110,000 Active 8 DOM
5. 2026-06-15
   days on market $110,000 Active 7 DOM
6. 2026-06-13
   days on market $110,000 Active 5 DOM
7. 2026-06-12
   days on market $110,000 Active 4 DOM
8. 2026-06-09
   statusdays on marketlisting id $110,000 Active 1 DOM
9. 2026-06-08
   status $110,000 Pending 356 DOM
10. 2026-06-08
    days on market $110,000 Active 356 DOM
11. 2026-06-07
    pricedays on market $110,000 Active 355 DOM
12. 2026-06-04
    days on market $120,000 Active 352 DOM
13. 2026-06-02
    days on market $120,000 Active 351 DOM
14. 2026-06-01
    days on market $120,000 Active 350 DOM
15. 2026-05-31
    days on market $120,000 Active 349 DOM
16. 2025-12-09
    price $120,000
17. 2025-08-01
    price $129,500
18. 2025-06-16
    listed $137,500 Active
19. 2019-01-05
    soldstatus $65,500 Closed 158-char remark

    Show marketing remark (158 chars)

    Well maintained 3bd home with original hard wood floors, new roof, hot water tank, good central A/C. Bathroom remodel, large eat in kitchen! Priced to sell!!

20. 2018-11-09
    status Pending 158-char remark

    Show marketing remark (158 chars)

    Well maintained 3bd home with original hard wood floors, new roof, hot water tank, good central A/C. Bathroom remodel, large eat in kitchen! Priced to sell!!

21. 2018-08-27
    listed $75,000 Active 158-char remark

    Show marketing remark (158 chars)

    Well maintained 3bd home with original hard wood floors, new roof, hot water tank, good central A/C. Bathroom remodel, large eat in kitchen! Priced to sell!!

22. 2013-10-02
    soldstatus $50,000
23. 2013-07-22
    soldstatus $29,500 237-char remark

    Show marketing remark (237 chars)

    HUD owned property case# 422-304378 HUD homes are sold AS IS, WHERE IS CONDITION. Nice traditional home, large living, fireplace, built ins, formal dining, kitchen dining, large covered front porch, enclosed back porch, storage building.

24. 2013-07-19
    soldstatus $29,500
25. 2013-06-19
    historical 237-char remark

    Show marketing remark (237 chars)

    HUD owned property case# 422-304378 HUD homes are sold AS IS, WHERE IS CONDITION. Nice traditional home, large living, fireplace, built ins, formal dining, kitchen dining, large covered front porch, enclosed back porch, storage building.

26. 2013-03-02
    listed $32,300 237-char remark

    Show marketing remark (237 chars)

    HUD owned property case# 422-304378 HUD homes are sold AS IS, WHERE IS CONDITION. Nice traditional home, large living, fireplace, built ins, formal dining, kitchen dining, large covered front porch, enclosed back porch, storage building.

27. 2013-03-02
    listed $32,300

    Show marketing remark (237 chars)

    HUD owned property case# 422-304378 HUD homes are sold AS IS, WHERE IS CONDITION. Nice traditional home, large living, fireplace, built ins, formal dining, kitchen dining, large covered front porch, enclosed back porch, storage building.

28. 2009-09-02
    soldstatus $69,000
29. 1997-07-07
    soldstatus $28,000

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$550/yr (+$46/mo · 125.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,915
• − Mortgage interest: −$6,162
• − Property taxes: −$440
• − Insurance: −$550
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,200
• Taxable income: $3,857
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $4,525/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

+328.6% since first listed

14 events — show timeline

• 2025-12-09 Price Changed $120,000 MLS Technology, Inc.
• 2025-08-01 Price Changed $129,500 MLS Technology, Inc.
• 2025-06-16 Listed $137,500 MLS Technology, Inc.
• 2019-01-05 Sold (MLS) $65,500 MLS Technology, Inc.
• 2018-11-09 Pending — MLS Technology, Inc.
• 2018-08-27 Listed $75,000 MLS Technology, Inc.
• 2013-10-02 Sold (Public Records) $50,000 Public Records
• 2013-07-22 Sold (MLS) $29,500 MLS Technology, Inc.
• 2013-07-19 Sold (MLS) $29,500 MLS Technology, Inc.
• 2013-06-19 Listing Removed — MLS Technology, Inc.
• 2013-03-02 Listed $32,300 MLS Technology, Inc.
• 2013-03-02 Listed $32,300 MLS Technology, Inc.
• 2009-09-02 Sold (Public Records) $69,000 Public Records
• 1997-07-07 Sold (Public Records) $28,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $440 · +0.7% YoY. Source: county tax records.