50272 568 Rd · Bull Hollow, OK 74338

$184,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 5 Days on market

Built 1968 1.92 ac 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0
• Schools +1.6/10.0

Listing remarks MLS

Affordable country living on approximately 2 acres! This move-in ready 3-bedroom, 1-bath home offers the perfect blend of open space, privacy, and convenience. Recent updates include a newer roof, fresh interior paint, updated flooring, and an updated kitchen complete with appliances. Surrounded by mature trees and open yard space, the property provides plenty of room for gardening, outdoor activities, pets, or simply enjoying the peaceful rural setting. Additional features include a storm shelter, storage buildings, and a covered front porch perfect for relaxing and taking in the views. Conveniently located just minutes from Kansas, OK, while still offering the quiet feel of country living. Whether you're a first-time home buyer, looking to downsize, or searching for an affordable property with acreage, this one is worth a look!

Key facts

• Covered front porch
• Newer roof
• Storage buildings

Tags

• NEWER ROOF
• UPDATED FLOORING
• UPDATED KITCHEN
• STORM SHELTER
• STORAGE BUILDINGS
• COVERED FRONT PORCH

Property features AI

Exterior

• Security: Storm shelter
• Utilities: Electricity available; Phone available; Well water; Septic tank
• Home design: Single-story; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Barn(s) and shed(s); Storm shelter; Full barbed wire fencing; No other exterior features listed

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (propane); Central air conditioning; Gas water heater
• Interior features: Vinyl windows with insulation; Storm door(s); Laminate countertops; Ceiling fan(s); Electric and gas range connections; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 37/100 on livability (#728 in OK) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Kansas (rural): math 18% / reading 20% proficiency, ranked #184 of 270 in OK (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe 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 $184,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.8%
• Equity multiple: 1.90×
• Total profit: $46,631
• Equity at exit: $83,139

10-year hold

• IRR: 17.4%
• Equity multiple: 3.55×
• Total profit: $132,203
• Equity at exit: $128,127

Cash invested: $51,772 (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 74338

• Active inventory: 36
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,258 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $381

Break-even live

Break-even rent $1,776

Max offer price $184,900

Occupancy floor 78%

Sensitivity live

Price	-10% $508	-5% $445	+0% $381	+5% $317	+10% $253
Rent	-10% $202	-5% $291	+0% $381	+5% $470	+10% $559
Rate	-1.0pp $474	-0.5pp $428	base $381	+0.5pp $333	+1.0pp $284

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-14
   statusdays on market $184,900 Pending 5 DOM
2. 2026-06-12
   days on market $184,900 Active 4 DOM
3. 2026-06-09
   remarks 699-char remark
4. 2026-06-09
   listed $184,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,094
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$2,427
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$5,379
• Taxable income: $1,822
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $4,131/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: Kansas
• NCES district ID: 4015990
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 20% ▼ -8.00%
• Median HH income: $41,256
• Composite: 16.24/100
• National rank: #9224
• State rank: #184 of 270 in OK

Livability — Bull Hollow

• Score: 37/100
• State rank: #728
• US rank: #27545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,306

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 41,302 people
• By 2030: 40,888 · -1.0%
• By 2040: 39,802 · -3.6%
• By 2050: 38,839 · -6.0%
• By 2075: 37,438 · -9.4%
• By 2100: 34,910 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 55% Native American 24% Two or more races 16% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -33.8pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+54.1 2012: R+41.3 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $184,900 MLS Technology, Inc.
• 2026-06-08 Listed $184,900 NWARMLS

Property tax history

+13.5%/yr

Latest (2025): $331 · +2.5% YoY. Source: county tax records.