1034 Lakeside · Fort Towson, OK 74735

$129,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 66 Days on market

Built 1979 9,250 sqft lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Perfect weekend getaway, AirBnB or your own dream lake house. Just a few steps from beautiful Lake Raymond Gary is this darling A frame home. Sitting on over half an acre with mature trees with plenty of room to expand or build another structure. Welcome into the living area with vaulted ceiling, eating bar and dining area. This dining area does have a closet and access to the downstairs full bath making it ideal for dual purpose if needing a bedroom on the first floor. Cozy kitchen that doubles as utility room. Make your way upstairs via the wrought iron spiral stairs and find 3 bedrooms and a half bath. One bedroom features a balcony where you can view the scenery, another has access to a

Key facts

• Balcony
• Backyard
• Lake house

Tags

• LAKE HOUSE
• MATURE TREES
• WROUGHT IRON SPIRAL STAIRS
• BALCONY
• SMALL PORCH
• BACKYARD

Property features AI

Finance

• HOA & community: Marina access

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Septic tank
• Home design: 2 stories; Faces east; Slab foundation
• Construction: HardiPlank and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Partial fencing; Balcony; Porch; Corner lot; Near Lake Raymond Gary (less than 1 mile)

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Window cooling unit(s)
• Interior features: Vaulted ceiling(s); Laminate countertops; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $122k (5.7% below list).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#250 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Fort Towson (rural): math 10% / reading 20% proficiency, ranked #477 of 513 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $420 of equity ($892 loan paydown + $-472 appreciation (-0.4% local appreciation)).
• Choctaw County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $129k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1979 — 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. 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: 0.94% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $290,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1064 Lakeside Dr	0.37mi	2/2.0 (-1)	1,624 (+4%)	1mo	$300,000	$185	71

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

Projected returns pro-forma

-0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.14×
• Total profit: $4,927
• Equity at exit: $35,113

10-year hold

• IRR: 8.7%
• Equity multiple: 1.90×
• Total profit: $32,683
• Equity at exit: $40,379

Cash invested: $36,120 (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 74735

• Home prices YoY: -0.1%
• Active inventory: 28
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $172

Break-even live

Break-even rent $998

Max offer price $129,000

Occupancy floor 81%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,000 Active 66 DOM
2. 2026-06-17
   days on market $129,000 Active 65 DOM
3. 2026-06-16
   days on market $129,000 Active 64 DOM
4. 2026-06-15
   days on market $129,000 Active 63 DOM
5. 2026-06-13
   days on market $129,000 Active 61 DOM
6. 2026-06-12
   days on market $129,000 Active 60 DOM
7. 2026-06-09
   days on market $129,000 Active 57 DOM
8. 2026-06-08
   days on market $129,000 Active 56 DOM
9. 2026-06-08
   days on market $129,000 Active 55 DOM
10. 2026-06-07
    days on market $129,000 Active 54 DOM
11. 2026-06-04
    days on market $129,000 Active 51 DOM
12. 2026-06-02
    days on market $129,000 Active 50 DOM
13. 2026-06-01
    days on market $129,000 Active 49 DOM
14. 2026-05-31
    days on market $129,000 Active 48 DOM
15. 2026-04-13
    listed $129,000 Active
16. 2015-08-12
    soldstatus $55,000
17. 2007-10-01
    soldstatus $40,500

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$459/yr (+$38/mo · 65.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,592
• − Mortgage interest: −$7,226
• − Property taxes: −$702
• − Insurance: −$645
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,753
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,079/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: Fort Towson
• NCES district ID: 4012300
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $34,759
• Composite: 15.74/100
• National rank: #14326
• State rank: #477 of 513 in OK

Livability — Fort Towson

• Score: 62/100
• State rank: #250
• US rank: #16654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Towson, OK
• Population (ZIP): 2,075

Population outlook (Choctaw County) Hauer SSP2

• Today (2025): 14,744 people
• By 2030: 14,568 · -1.2%
• By 2040: 14,225 · -3.5%
• By 2050: 13,960 · -5.3%
• By 2075: 13,775 · -6.6%
• By 2100: 13,408 · -9.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 16% Two or more races 11% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Choctaw

• 2024 margin: Solid R (+65.4) · D 16.7% · R 82.2% · Other 1.1%
• 2008→2024 swing: -32.0pp toward R · 2008: -33.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+62.0 2016: R+57.9 2012: R+41.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.37%
• Current HPI: 344.316
• 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

+218.5% since first listed

3 events — show timeline

• 2026-04-13 Listed $129,000 MLS Technology, Inc.
• 2015-08-12 Sold (Public Records) $55,000 Public Records
• 2007-10-01 Sold (Public Records) $40,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $702 · +3.2% YoY. Source: county tax records.