3129 Janet Ln · Harrah, OK 73045

$140,000

3 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 77 Days on market

Built 1978 2.40 ac lot Est $200k · 30% under ↓ 17% since listing

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Full inspections available! INVESTORS! How often do you get a complete inspection work up from a 3rd party handed to you to verify the deal? Home is dated and needs updating & repairs. HVAC ducts were moved overhead and floor boots filled in. 2.4acres (mol) 3 Bed 2 Bath 1750 SF Investor Special in Harrah / McLoud! Just Installed HVAC. Great location just off of SE 29th. 1 Mile to Wes Watkins Lake, 3 miles to I-40 or I-335. Title work complete. It's two parcels so you can split or combine. Conventional or Cash ONLY. Listed at the price needed for the seller to walk away.

Key facts

• 3 miles to i-40
• Just installed hvac
• 3 miles to i-335

Tags

• JUST INSTALLED HVAC
• ROOF PASSED INSPECTION
• 1 MILE TO WES WATKINS LAKE
• 3 MILES TO I-40
• 3 MILES TO I-335

Property features AI

Finance

• Other: Occupied by owner; Has private pool (details listed as 'See Remarks')
• Financial info: Listing terms: Cash or Conventional; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Circle drive; Gravel parking; 2-car garage
• Security: No storm shelter
• Utilities: No flood insurance required (per listing data)
• Home design: Single family residence; Residential property; Faces east; Entry level: One
• Construction: Brick and brick & frame construction; Shingle roof; Slab foundation; Built status: Existing; Lot approximately 2.4 acres
• Exterior features: Outbuildings; Chain link fencing; Infill lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: One-level home; Two living areas; Two dining areas; Masonry fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Mcloud (rural): math 13% / reading 19% proficiency, ranked #201 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mcloud Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 214 students, 0% FRL); Mcloud Hs (math 12% / reading 27%, grade F, #296 of 447 statewide, top 67%, 509 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 192 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $29k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.21% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.22%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $199,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22718 Janet Ln	0.37mi	3/2.0	1,730 (-1%)	4mo	$344,350	$199	77
4102 Bingham Dr	0.67mi	3/2.0	1,682 (-4%)	6mo	$175,000	$104	57
106 Sundown Ct	0.46mi	3/2.5	1,980 (+13%)	8mo	$225,000	$114	48

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: 4.5%
• Equity multiple: 1.18×
• Total profit: $6,861
• Equity at exit: $20,874

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $43,926
• Equity at exit: $12,105

Cash invested: $39,200 (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 73045

• Home prices YoY: -16.9%
• Active inventory: 192
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $464

Break-even live

Break-even rent $1,102

Max offer price $140,000

Occupancy floor 68%

Sensitivity live

Price	-10% $544	-5% $504	+0% $464	+5% $425	+10% $385
Rent	-10% $331	-5% $398	+0% $464	+5% $531	+10% $598
Rate	-1.0pp $535	-0.5pp $500	base $464	+0.5pp $428	+1.0pp $391

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-08
   days on market $140,000 Active 77 DOM
2. 2026-06-07
   days on market $140,000 Active 76 DOM
3. 2026-06-05
   days on market $140,000 Active 73 DOM
4. 2026-06-02
   days on market $140,000 Active 72 DOM
5. 2026-06-01
   days on market $140,000 Active 71 DOM
6. 2026-05-31
   days on market $140,000 Active 70 DOM
7. 2026-05-30
   days on market $140,000 Active 69 DOM
8. 2026-05-08
   status Active
9. 2026-05-08
   price $140,000
10. 2026-04-27
    status Active
11. 2026-04-22
    status Active
12. 2026-04-22
    price $145,000
13. 2026-03-30
    status Pending
14. 2026-02-24
    price $155,000
15. 2026-02-07
    listed $169,000 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: $933 · $78/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$327/yr (+$27/mo · 35.0%)

ⓘ 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 ≥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: $20,274
• − Mortgage interest: −$7,842
• − Property taxes: −$933
• − Insurance: −$700
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,073
• Taxable income: $3,482
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $4,738/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: Mcloud
• NCES district ID: 4019560
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $51,519
• Composite: 14.72/100
• National rank: #9398
• State rank: #201 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,542
• Population (ZIP): 11,542

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.25%
• Current HPI: 272.5731
• 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

-17.2% since first listed

8 events — show timeline

• 2026-05-08 Relisted — MLSOK
• 2026-05-08 Price Changed $140,000 MLSOK
• 2026-04-27 Relisted — MLSOK
• 2026-04-22 Relisted — MLSOK
• 2026-04-22 Price Changed $145,000 MLSOK
• 2026-03-30 Pending — MLSOK
• 2026-02-24 Price Changed $155,000 MLSOK
• 2026-02-07 Listed $169,000 MLSOK

Property tax history

+3.6%/yr

Latest (2025): $933 · +2.5% YoY. Source: county tax records.