1305 Klabzuba Ave · Prague, OK 74864

$125,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 211 Days on market

Built 1948 7,000 sqft lot Est $148k · 15% under

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Why this score? — see what drove the C+ 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 +17.8/30.0
• ARV discount +14.5/15.0
• Appreciation +9.4/10.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * Back on the market at no fault of the seller * * This 2-bedroom, 1-bathroom home offers 1,232 sq ft of comfortable living space, including a versatile flex room perfect for a third bedroom, home office, or creative studio. Recent updates include fresh interior paint, new luxury vinyl plank flooring, and a stylish new bathroom vanity. The roof was replaced in 2023, offering peace of mind for years to come. Don’t miss this move-in ready gem!

Key facts

• Recent updates
• New bathroom vanity
• Replaced roof

Tags

• FLEX ROOM
• RECENT UPDATES
• NEW BATHROOM VANITY
• REPLACED ROOF

Property features AI

Finance

• Other: Living area reported as 1,232 (assessor); Not occupied; Days on market: 175; Directions available
• Financial info: Listing accepts Cash, Conventional, FHA or VA; Assumable: Unknown; Loan qualification: Unknown; Current price: $124,000
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Utilities: No flood insurance indicated
• Home design: Single family residence; Residential property; One-level; North Addition
• Construction: Vinyl siding; Composition roof (replaced 2023); Conventional foundation; Existing property
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms (one-level property)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $110k (11.9% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.6% in Prague — 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 63/100 on livability (#197 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: housing C-, amenities F, commute F.
• Prague (rural): math 31% / reading 36% proficiency, ranked #45 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prague Es (math 44% / reading 42%, grade F, #80 of 845 statewide, top 10%, 534 students, 0% FRL); Prague Hs (math 24% / reading 34%, grade F, #96 of 447 statewide, top 26%, 321 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($864 loan paydown + $11k appreciation (8.9% local appreciation)).
• At projected returns (8.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $44k; list at $125k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1948 — 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 D-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: 0.88% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1930 Haynie Ln	0.46mi	3/2.0	1,247 (+1%)	4mo	$150,000	$120	70
209 E Main	0.25mi	2/1.0 (-1)	1,200 (-3%)	12mo	$60,000	$50	69
1223 Glenwood Dr	0.53mi	3/1.5	1,202 (-2%)	1mo	$170,000	$141	68
1621 Mitacek Ave	0.29mi	3/2.0	1,210 (-2%)	14mo	$177,000	$146	68
1810 Haynie Ln	0.36mi	3/1.5	1,184 (-4%)	9mo	$140,000	$118	67
1415 N Jim Thorpe Blvd	0.12mi	3/1.5	1,056 (-14%)	8mo	$112,000	$106	62
1016 Westlawn Ln	0.65mi	4/1.5 (+1)	1,225 (-1%)	3mo	$64,000	$52	59
1429 Pastusek Ave	0.24mi	3/2.0	1,120 (-9%)	13mo	$98,000	$88	59
1216 N Jim Thorpe Blvd	0.06mi	2/1.0 (-1)	1,049 (-15%)	13mo	$155,000	$148	56
1016 Brunson Ave	0.25mi	2/1.0 (-1)	1,080 (-12%)	21mo	$139,500	$129	45
814 Ayars Ave	0.40mi	4/2.0 (+1)	1,348 (+9%)	16mo	$175,000	$130	43
1202 13th St	0.28mi	2/1.0 (-1)	1,048 (-15%)	17mo	$112,100	$107	43

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

Projected returns pro-forma

8.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.86×
• Total profit: $65,138
• Equity at exit: $102,491

10-year hold

• IRR: 21.9%
• Equity multiple: 6.28×
• Total profit: $184,675
• Equity at exit: $211,075

Cash invested: $35,000 (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 74864

• Home prices YoY: 2.8%
• Active inventory: 46
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $104

Break-even live

Break-even rent $969

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $125,000 Active 211 DOM
2. 2026-06-18
   days on market $125,000 Active 210 DOM
3. 2026-06-17
   days on market $125,000 Active 209 DOM
4. 2026-06-16
   days on market $125,000 Active 208 DOM
5. 2026-06-15
   days on market $125,000 Active 207 DOM
6. 2026-06-14
   days on market $125,000 Active 205 DOM
7. 2026-06-12
   days on market $125,000 Active 204 DOM
8. 2026-06-09
   days on market $125,000 Active 201 DOM
9. 2026-06-08
   days on market $125,000 Active 200 DOM
10. 2026-06-07
    days on market $125,000 Active 199 DOM
11. 2026-06-05
    days on market $125,000 Active 196 DOM
12. 2026-06-02
    days on market $125,000 Active 194 DOM
13. 2026-06-01
    days on market $125,000 Active 193 DOM
14. 2026-05-31
    days on market $125,000 Active 192 DOM
15. 2026-05-30
    days on market $125,000 Active 191 DOM
16. 2026-05-15
    price $125,000
17. 2026-05-14
    status Active
18. 2026-04-12
    status Pending
19. 2026-01-14
    price $124,000
20. 2025-10-19
    listed $125,000 Active
21. 2016-07-20
    historical
22. 2016-06-04
    price $53,000
23. 2016-06-04
    status Active
24. 2016-05-31
    historical
25. 2016-05-31
    status Active
26. 2016-05-27
    historical
27. 2016-05-09
    price $50,000
28. 2016-01-20
    listed $63,500 Active
29. 2015-04-28
    soldstatus $44,000
30. 2006-05-16
    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: $698 · $58/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$427/yr (+$36/mo · 61.2%)

ⓘ 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 ≥110°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,209
• − Mortgage interest: −$7,002
• − Property taxes: −$698
• − Insurance: −$625
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,636
• Taxable loss: −$865
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $1,454/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: Prague
• NCES district ID: 4024930
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $47,676
• Composite: 28.87/100
• National rank: #6643
• State rank: #45 of 270 in OK

Livability — Prague

• Score: 63/100
• State rank: #197
• US rank: #15000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prague, OK
• Population (ZIP): 4,803

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Native American 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.87%
• Current HPI: 325.0194
• 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

+177.8% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $125,000 MLSOK
• 2026-05-14 Relisted — MLSOK
• 2026-04-12 Pending — MLSOK
• 2026-01-14 Price Changed $124,000 MLSOK
• 2025-10-19 Listed $125,000 MLSOK
• 2016-07-20 Listing Removed — MLSOK
• 2016-06-04 Price Changed $53,000 MLSOK
• 2016-06-04 Relisted — MLSOK
• 2016-05-31 Listing Removed — MLSOK
• 2016-05-31 Relisted — MLSOK
• 2016-05-27 Listing Removed — MLSOK
• 2016-05-09 Price Changed $50,000 MLSOK
• 2016-01-20 Listed $63,500 MLSOK
• 2015-04-28 Sold (Public Records) $44,000 Public Records
• 2006-05-16 Sold (Public Records) $45,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $698 · +8.0% YoY. Source: county tax records.