39 NE Mccracken Rd · Medicine Park, OK 73538

$240,000

3 bd · 3.0 ba · 1,498 sqft · Land public records · 77 Days on market

Built 1978 0.69 ac lot

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Why this score? — see what drove the D+ 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 +13.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy the best of both worlds with this home that has an Elgin address, but is just minutes north of Lawton/Ft. Sill. This is perfect for quiet living without sacrificing convenience. You're seconds away from I-44 and minutes from Ft. Sill gates. Step inside this home to find updates throughout to include ceramic wood-look tile throughout. The updated kitchen has newer cabinetry and granite counters. The bathrooms have been updated with the main bath featuring a jetted tub. You can cozy up to the wood burning fireplace or sit outside in your enclosed patio and watch the wildlife come up to your home while sipping on your morning coffee. If you're looking for a move-in ready home with modern

Key facts

• Newer cabinetry
• Updated kitchen
• Jetted tub

Tags

• MINUTES FROM FT SILL GATES
• CERAMIC WOOD LOOK TILE
• UPDATED KITCHEN
• NEWER CABINETRY
• GRANITE COUNTERS
• JETTED TUB

Property features AI

Finance

• Other: Residential property on approximately 0.69 acres

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Single family residence; One level; Updated/remodeled
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built/updated (year not specified)
• Exterior features: Enclosed patio/porch; Chain link fencing; Gravel road frontage; County road access

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator; Oven; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Fireplace heating; Central air; Ceiling fan(s)
• Interior features: Kitchen island; Granite counters; Double-pane windows; Window coverings; Wood-burning fireplace; Smoke detector(s); Accessible entrance; Insulation
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.7% below list).
• Recommended offer: $183k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.2% in Medicine Park — 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 66/100 on livability (#110 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Elgin (rural): math 29% / reading 36% proficiency, ranked #38 of 270 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elgin Es (math 36% / reading 33%, grade F, #168 of 845 statewide, top 24%, 945 students, 0% FRL); Elgin Ms (math 26% / reading 34%, grade F, #49 of 345 statewide, top 15%, 791 students, 0% FRL); Elgin Hs (math 27% / reading 47%, grade F, #42 of 447 statewide, top 10%, 771 students, 0% FRL) — zoned schools average 0% FRL vs 29% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 95 active listings in the ZIP; solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $240k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $183,170 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $122,313
• Equity at exit: $216,211

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $366,736
• Equity at exit: $466,267

Cash invested: $67,200 (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 73538

• Home prices YoY: 22.9%
• Active inventory: 95
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$100
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-132

Break-even live

Break-even rent $1,998

Max offer price $216,770

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $240,000 Active 77 DOM
2. 2026-06-18
   days on market $240,000 Active 76 DOM
3. 2026-06-17
   days on market $240,000 Active 75 DOM
4. 2026-06-16
   days on market $240,000 Active 74 DOM
5. 2026-06-15
   days on market $240,000 Active 73 DOM
6. 2026-06-14
   days on market $240,000 Active 71 DOM
7. 2026-06-13
   days on market $240,000 Active 70 DOM
8. 2026-06-10
   days on market $240,000 Active 68 DOM
9. 2026-06-09
   days on market $240,000 Active 67 DOM
10. 2026-06-08
    days on market $240,000 Active 66 DOM
11. 2026-06-07
    days on market $240,000 Active 65 DOM
12. 2026-06-05
    days on market $240,000 Active 62 DOM
13. 2026-06-02
    days on market $240,000 Active 60 DOM
14. 2026-06-01
    days on market $240,000 Active 59 DOM
15. 2026-05-31
    days on market $240,000 Active 58 DOM
16. 2026-05-30
    days on market $240,000 Active 57 DOM
17. 2026-04-01
    listed $240,000 Active
18. 2007-05-04
    soldstatus $145,000

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $2,160 · $180/mo
• Expected delta: +$1,023/yr (+$85/mo · 90.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $21,980
• − Mortgage interest: −$13,444
• − Property taxes: −$1,137
• − Insurance: −$2,702
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$6,982
• Taxable loss: −$5,802
• Est. tax savings @ 24.0%: +$1,392
• After-tax cash flow: $-186/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: Elgin
• NCES district ID: 4010710
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $65,900
• Composite: 29.77/100
• National rank: #6432
• State rank: #38 of 270 in OK

Livability — Medicine Park

• Score: 66/100
• State rank: #110
• US rank: #11646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Comanche County · 96,361 people
• City population: 222
• Metro: Lawton, OK
• Population (ZIP): 7,128
• Household income: $91,324
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 70.0

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 15% Hispanic / Latino 13% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.70%
• Current HPI: 245.4249
• Rent YoY: —
• Metro: Lawton, OK
• 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

+65.5% since first listed

2 events — show timeline

• 2026-04-01 Listed $240,000 LBRMLS
• 2007-05-04 Sold (Public Records) $145,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $1,137 · -3.7% YoY. Source: county tax records.