11337 Highway 76 · Healdton, OK 73438

$90,000

3 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 229 Days on market

Built 1947 0.32 ac lot Est $145k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.1/10.0

Listing remarks

Discover the charm of 11337 Highway 76 in Healdton. A classic brick home offering 1,652 of comfortable living space. Built in 1947, this maintained residence is in good condition, needing some TLC, and features 3 BR, 1BA and sits on a generous 13,939 lot. Take advantage of the expansive outdoor space--perfect for gardening, play, or entertaining. This awesome property also includes 11347 HWY 76--an additional home/living space. The extra home boasts 1 BR 1 BA an additional 483 of living space. Ideal for buyers seeking livability and value, this home is conveniently located near all local amenities including schools, parks, grocery, and dining options. Option to purchase this property OR BUN

Key facts

• Classic brick home
• 0.32 acre lot
• Built 1947

Tags

• CLASSIC BRICK HOME
• EXPANSIVE OUTDOOR SPACE
• ADDITIONAL HOME LIVING SPACE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick veneer and block construction; Shingle and wood roof
• Exterior features: No notable exterior features reported; Workshop on property; Second residence on property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Electric heating; Central air conditioning
• Interior features: No notable interior features reported

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#390 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: schools F, amenities F, commute F.
• Healdton (rural): math 10% / reading 13% proficiency, ranked #246 of 270 in OK (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.25% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $145,376
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
196 Frances St	0.31mi	3/2.0	1,766 (+7%)	2mo	$169,900	$96	68
664 Shell St	0.05mi	3/2.0	1,878 (+14%)	4mo	$171,000	$91	67
260 Stanolind	0.40mi	4/2.0 (+1)	1,606 (-3%)	3mo	$176,300	$110	65
51 Quail Dr	0.71mi	3/2.0	1,613 (-2%)	6mo	$184,000	$114	54
169 Frances St	0.35mi	3/1.0	1,482 (-10%)	16mo	$87,500	$59	53
53 Francis St	0.37mi	3/2.0	1,848 (+12%)	8mo	$70,000	$38	52
100 Ruth St	0.40mi	3/1.5	1,488 (-10%)	18mo	$83,900	$56	48
120 Quail	0.72mi	3/2.0	1,504 (-9%)	12mo	$132,000	$88	37
1141 6th St	0.50mi	2/2.0 (-1)	1,410 (-15%)	18mo	$35,500	$25	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,867
• Equity at exit: $13,419

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $33,528
• Equity at exit: $7,782

Cash invested: $25,200 (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 73438

• Home prices YoY: -4.0%
• Active inventory: 28
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $337

Break-even live

Break-even rent $698

Max offer price $90,000

Occupancy floor 65%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-10-10
   listed $90,000 Active
2. 2017-03-29
   soldstatus $160,000
3. 2008-12-11
   soldstatus $45,000

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$306/yr (+$25/mo · 60.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,499
• − Mortgage interest: −$5,041
• − Property taxes: −$504
• − Insurance: −$450
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,618
• Taxable income: $2,726
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,392/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: Healdton
• NCES district ID: 4014130
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 13% ▼ -11.00%
• Median HH income: $35,740
• Composite: 9.5/100
• National rank: #9849
• State rank: #246 of 270 in OK

Livability — Healdton

• Score: 59/100
• State rank: #390
• US rank: #20116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Healdton, OK
• Population (ZIP): 3,055

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.75%
• Current HPI: 231.5295
• 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

+100.0% since first listed

3 events — show timeline

• 2025-10-10 Listed $90,000 MLS Technology, Inc.
• 2017-03-29 Sold (Public Records) $160,000 Public Records
• 2008-12-11 Sold (Public Records) $45,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $504 · +1.6% YoY. Source: county tax records.