30155 S Hwy 82 · Stigler, OK 74462

$29,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 27 Days on market

Built 1948 0.37 ac lot

---

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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Investment Property!

Key facts

• 0.37 acre lot
• Built 1948
• Listed 27 days

Property features AI

Finance

• Other: Lot size approximately 0.37 acres

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation; Property type: Not specified
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built year per public records (year not specified)
• Exterior features: Partial fencing; Shed(s)

Interior

• Kitchen: Electric range connection; Laminate countertops
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate countertops; Electric range connection; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $29k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.5% vs local median 3.7% in Stigler — 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 65/100 on livability (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, amenities F.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($200 loan paydown + $1k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $28,565 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.33% ✓
• Cap rate: 30.45%
• Cash-on-cash: 86.29%
• DSCR: 4.84
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $140,868
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 SW 7th Rd	0.57mi	3/1.5	1,008 (-8%)	14mo	$129,900	$129	47

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.2%
• Equity multiple: 6.17×
• Total profit: $41,976
• Equity at exit: $14,416

10-year hold

• IRR: 90.2%
• Equity multiple: 12.80×
• Total profit: $95,776
• Equity at exit: $23,353

Cash invested: $8,120 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$15 /mo · $179/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $584

Break-even live

Break-even rent $227

Max offer price $29,000

Occupancy floor 35%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $29,000 Active 27 DOM
2. 2026-06-17
   days on market $29,000 Active 26 DOM
3. 2026-06-16
   days on market $29,000 Active 25 DOM
4. 2026-06-15
   days on market $29,000 Active 24 DOM
5. 2026-06-13
   days on market $29,000 Active 22 DOM
6. 2026-06-12
   days on market $29,000 Active 21 DOM
7. 2026-06-09
   days on market $29,000 Active 18 DOM
8. 2026-06-08
   days on market $29,000 Active 17 DOM
9. 2026-06-08
   days on market $29,000 Active 16 DOM
10. 2026-06-07
    days on market $29,000 Active 15 DOM
11. 2026-06-04
    days on market $29,000 Active 12 DOM
12. 2026-06-02
    days on market $29,000 Active 11 DOM
13. 2026-06-01
    days on market $29,000 Active 10 DOM
14. 2026-05-31
    days on market $29,000 Active 9 DOM
15. 2026-05-20
    listed $29,000 Active
16. 2023-04-17
    soldstatus $134,000
17. 2004-03-29
    soldstatus $20,000

ⓘ 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: $179 · $15/mo
• Projected year-2 tax: $261 · $22/mo
• Expected delta: +$82/yr (+$7/mo · 45.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $11,589
• − Mortgage interest: −$1,624
• − Property taxes: −$179
• − Insurance: −$145
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$844
• Taxable income: $6,943
• Est. tax owed @ 24.0%: −$1,666
• After-tax cash flow: $5,340/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

+45.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $29,000 MLS Technology, Inc.
• 2023-04-17 Sold (Public Records) $134,000 Public Records
• 2004-03-29 Sold (Public Records) $20,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $179 · +5.3% YoY. Source: county tax records.