33906 Highway 59b · Tribbey, OK 74852

$73,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 63 Days on market

Built 1920 2.00 ac lot ↓ 42% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Country living on paved road with gated entry and fully fenced 2.5 acres! This 4 bedroom, 2.5 bathroom home offers a unique attached barndominium-style shop conversion, combining residential comfort with workshop versatility. Ideal for buyers searching for barndominium, shop house, workshop home, acreage property, hobby farm potential, or country homes with land. Located in a peaceful rural setting, this property features a flexible floor plan with multiple living and sleeping configurations, including an upstairs loft area suitable for bedrooms, office space, bonus room, or creative studio. The west end shop-style construction offers high ceilings, open living areas, and functional spaces

Key facts

• Upstairs loft area
• Fully fenced
• Flexible floor plan

Tags

• GATED ENTRY
• FULLY FENCED
• FLEXIBLE FLOOR PLAN
• UPSTAIRS LOFT AREA
• HIGH CEILINGS
• OPEN LIVING AREAS

Property features AI

Finance

• Other: Property level: Two; Livestock permitted; 2 acres
• Financial info: Assumable loans: No; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: Below-ground storm shelter
• Utilities: Homestead exempt
• Home design: Two-story single family residence; Residential property; Existing property
• Construction: Frame construction; Composition roof; Built on conventional foundation
• Exterior features: Covered deck; Fire pit; Storage; Combination fencing; Pasture lot

Interior

• Kitchen: Free-standing electric range; Free-standing electric oven; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Combo
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Dishwasher; Combo flooring; One living area; No fireplace
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#605 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Macomb (rural): math 20% / reading 15% proficiency, ranked #439 of 513 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Macomb Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 176 students, 0% FRL); Macomb Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 75 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($505 loan paydown + $7k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $27k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1920 — 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: 13.83%
• Cash-on-cash: 26.90%
• DSCR: 2.20
• GRM: 5.2

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: 44.6%
• Equity multiple: 4.37×
• Total profit: $68,930
• Equity at exit: $65,764

10-year hold

• IRR: 38.6%
• Equity multiple: 9.81×
• Total profit: $180,016
• Equity at exit: $141,823

Cash invested: $20,440 (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 74852

• Home prices YoY: 2.0%
• Active inventory: 16
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $458

Break-even live

Break-even rent $580

Max offer price $73,000

Occupancy floor 55%

Sensitivity live

Price	-10% $500	-5% $479	+0% $458	+5% $438	+10% $417
Rent	-10% $367	-5% $412	+0% $458	+5% $504	+10% $550
Rate	-1.0pp $495	-0.5pp $477	base $458	+0.5pp $439	+1.0pp $420

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $73,000 Active 63 DOM
2. 2026-06-17
   days on market $73,000 Active 62 DOM
3. 2026-06-16
   pricedays on market $73,000 Active 61 DOM
4. 2026-06-15
   days on market $75,000 Active 60 DOM
5. 2026-06-13
   days on market $75,000 Active 58 DOM
6. 2026-06-09
   days on market $75,000 Active 54 DOM
7. 2026-06-08
   days on market $75,000 Active 53 DOM
8. 2026-06-07
   days on market $75,000 Active 52 DOM
9. 2026-06-03
   days on market $75,000 Active 48 DOM
10. 2026-06-02
    days on market $75,000 Active 47 DOM
11. 2026-06-01
    days on market $75,000 Active 46 DOM
12. 2026-05-31
    days on market $75,000 Active 45 DOM
13. 2026-05-14
    price $75,000
14. 2026-05-07
    price $77,000
15. 2026-04-29
    price $80,000
16. 2026-04-29
    status Active
17. 2026-04-14
    status Pending
18. 2026-04-10
    price $99,000
19. 2026-04-01
    listed $100,000 Active
20. 2025-02-04
    historical
21. 2025-01-05
    listed $90,000 Active
22. 2024-02-16
    historical
23. 2024-02-06
    price $115,000
24. 2024-01-30
    status Active
25. 2024-01-30
    price $125,000
26. 2024-01-27
    status Pending
27. 2024-01-25
    price $135,000
28. 2024-01-23
    listed $150,000 Active
29. 2020-12-07
    soldstatus $115,000
30. 2020-12-04
    soldstatus $115,000 Sold
31. 2020-11-19
    status Pending
32. 2020-11-14
    listed $130,000 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: $538 · $45/mo
• Projected year-2 tax: $657 · $55/mo
• Expected delta: +$119/yr (+$10/mo · 22.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,918
• − Mortgage interest: −$4,089
• − Property taxes: −$538
• − Insurance: −$365
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,124
• Taxable income: $4,575
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,400/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: Macomb
• NCES district ID: 4018660
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $39,818
• Composite: 18.23/100
• National rank: #14066
• State rank: #439 of 513 in OK

Livability — Tribbey

• Score: 53/100
• State rank: #605
• US rank: #24257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,581

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 (72%)
• Race & ethnicity: White 72% Native American 11% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1%

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: ▲ 10.24%
• Current HPI: 509.6605
• 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

-42.3% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $75,000 MLSOK
• 2026-05-07 Price Changed $77,000 MLSOK
• 2026-04-29 Price Changed $80,000 MLSOK
• 2026-04-29 Relisted — MLSOK
• 2026-04-14 Pending — MLSOK
• 2026-04-10 Price Changed $99,000 MLSOK
• 2026-04-01 Listed $100,000 MLSOK
• 2025-02-04 Listing Removed — MLS Technology, Inc.
• 2025-01-05 Listed $90,000 MLS Technology, Inc.
• 2024-02-16 Listing Removed — MLSOK
• 2024-02-06 Price Changed $115,000 MLSOK
• 2024-01-30 Relisted — MLSOK
• 2024-01-30 Price Changed $125,000 MLSOK
• 2024-01-27 Pending — MLSOK
• 2024-01-25 Price Changed $135,000 MLSOK
• 2024-01-23 Listed $150,000 MLSOK
• 2020-12-07 Sold (Public Records) $115,000 Public Records
• 2020-12-04 Sold (MLS) $115,000 MLSOK
• 2020-11-19 Pending — MLSOK
• 2020-11-14 Listed $130,000 MLSOK

Property tax history

+3.6%/yr

Latest (2025): $538 · -3.6% YoY. Source: county tax records.