118 E School St · Gage, OK 73843

$65,000

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 268 Days on market

Built 1914 0.50 ac lot Est $86k · 24% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Discover the charm of small-town living with this delightful 2-bedroom, 1-bathroom home located in the heart of Gage, OK. Well-sized rooms with natural light, making the space feel warm and inviting. The kitchen has a functional layout with ample cabinetry and counter space. Detached garage providing additional storage or workshop space. Situated in a quiet neighborhood, offering a peaceful environment while still being close to local amenities. Perfectly priced for first-time buyers or those seeking a cozy retreat, this property offers a comfortable and welcoming atmosphere.

Key facts

• Ample cabinetry
• Functional layout
• Quiet neighborhood

Tags

• FUNCTIONAL LAYOUT
• AMPLE CABINETRY
• DETACHED GARAGE
• QUIET NEIGHBORHOOD
• CLOSE TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story; Faces south
• Construction: Stucco construction; Metal roof
• Exterior features: Gravel road access

Interior

• Kitchen: Refrigerator
• Flooring: Concrete; Ceramic tile; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Window air conditioning unit(s)
• Interior features: Window coverings; Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#458 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.
• Fargo (rural): math 25% / reading 25% proficiency, ranked #320 of 513 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $3k appreciation (4.7% local appreciation)).
• Ellis County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 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 1914 — 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. 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?
7. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.52%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $85,544
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 N Main	0.06mi	2/1.0 (-1)	1,184 (+2%)	12mo	$37,000	$31	78
704 W Cedar St	0.56mi	2/1.0 (-1)	1,008 (-13%)	13mo	$75,000	$74	37

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

Projected returns pro-forma

4.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 3.23×
• Total profit: $40,513
• Equity at exit: $35,730

10-year hold

• IRR: 34.9%
• Equity multiple: 6.49×
• Total profit: $99,975
• Equity at exit: $60,771

Cash invested: $18,200 (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 73843

• Home prices YoY: 3.5%
• Active inventory: 7
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $417

Break-even live

Break-even rent $504

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $454	-5% $436	+0% $417	+5% $399	+10% $381
Rent	-10% $336	-5% $377	+0% $417	+5% $458	+10% $499
Rate	-1.0pp $450	-0.5pp $434	base $417	+0.5pp $401	+1.0pp $383

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $65,000 Active 268 DOM
2. 2026-06-18
   days on market $65,000 Active 266 DOM
3. 2026-06-17
   days on market $65,000 Active 265 DOM
4. 2026-06-16
   days on market $65,000 Active 264 DOM
5. 2026-06-15
   days on market $65,000 Active 263 DOM
6. 2026-06-13
   days on market $65,000 Active 261 DOM
7. 2026-06-12
   days on market $65,000 Active 260 DOM
8. 2026-06-09
   days on market $65,000 Active 257 DOM
9. 2026-06-08
   days on market $65,000 Active 256 DOM
10. 2026-06-08
    days on market $65,000 Active 255 DOM
11. 2026-06-05
    days on market $65,000 Active 253 DOM
12. 2026-06-04
    days on market $65,000 Active 251 DOM
13. 2026-06-02
    days on market $65,000 Active 250 DOM
14. 2026-06-01
    days on market $65,000 Active 249 DOM
15. 2026-05-31
    days on market $65,000 Active 248 DOM
16. 2025-09-25
    listed $65,000 Active

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$223/yr (+$19/mo · 61.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,388
• − Mortgage interest: −$3,641
• − Property taxes: −$362
• − Insurance: −$325
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,891
• Taxable income: $4,187
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $4,004/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: Fargo
• NCES district ID: 4011430
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $51,652
• Composite: 25.25/100
• National rank: #12909
• State rank: #320 of 513 in OK

Livability — Gage

• Score: 57/100
• State rank: #458
• US rank: #21665

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: Gage, OK
• Population (ZIP): 896

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 4,446 people
• By 2030: 4,549 · +2.3%
• By 2040: 4,757 · +7.0%
• By 2050: 4,978 · +12.0%
• By 2075: 5,455 · +22.7%
• By 2100: 5,346 · +20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Slovak 4% European 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.7%
• 2008→2024 swing: -6.1pp toward R · 2008: -70.5pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+81.5 2016: R+79.7 2012: R+74.9 2008: R+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.72%
• Current HPI: 138.5346
• 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

1 event — show timeline

• 2025-09-25 Listed $65,000 NWOAR

Property tax history

+14.8%/yr

Latest (2025): $362 · -7.2% YoY. Source: county tax records.