103 SE Keese Ave · Keota, OK 74941

$65,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 281 Days on market

Built 1972 6,225 sqft lot Est $111k · 41% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

This cozy 2 bed, 1 bath brick home sits on a desirable corner lot and offers both comfort and convenience. Featuring updated paint and flooring. The property includes central heat and air, a carport, and exterior storage for added functionality.

Key facts

• Central heat
• Updated paint
• Carport

Tags

• CORNER LOT
• UPDATED PAINT
• UPDATED FLOORING
• CENTRAL HEAT
• CENTRAL AIR
• CARPORT

Property features AI

Exterior

• Parking: Attached carport; Gravel parking area; One covered parking space
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Electricity available; Natural gas available
• Home design: Single family residence; One story; House structure
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built as a house
• Exterior features: Chain link partial fencing; Corner lot; Cleared lot; Paved public road access

Interior

• Kitchen: Range hood; Electric water heater
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fan(s); Eat-in kitchen; Blinds on windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#515 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Keota (rural): math 16% / reading 11% proficiency, ranked #242 of 270 in OK (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Keota Es (math 17% / reading 12%, grade F, #604 of 845 statewide, top 76%, 301 students, 0% FRL); Keota Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 108 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 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 $2k of equity ($449 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $65k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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 1972 — 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: 1.61% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.60%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $111,072
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Stockton Ave	0.43mi	3/1.0 (+1)	1,242 (-0%)	10mo	$110,000	$89	66
205 Stockton	0.43mi	3/1.0 (+1)	1,242 (-0%)	10mo	$110,000	$89	66
408 Broadway St	0.43mi	3/2.0 (+1)	1,280 (+3%)	7mo	$49,000	$38	61

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: 34.5%
• Equity multiple: 2.95×
• Total profit: $35,434
• Equity at exit: $29,227

10-year hold

• IRR: 34.7%
• Equity multiple: 5.80×
• Total profit: $87,413
• Equity at exit: $45,042

Cash invested: $18,200 (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 74941

• Active inventory: 38
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $434

Break-even live

Break-even rent $497

Max offer price $65,000

Occupancy floor 54%

Sensitivity live

Price	-10% $470	-5% $452	+0% $434	+5% $415	+10% $397
Rent	-10% $351	-5% $392	+0% $434	+5% $475	+10% $516
Rate	-1.0pp $466	-0.5pp $450	base $434	+0.5pp $417	+1.0pp $400

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 281 DOM
2. 2026-06-21
   days on market $65,000 Active 280 DOM
3. 2026-06-18
   days on market $65,000 Active 278 DOM
4. 2026-06-17
   days on market $65,000 Active 277 DOM
5. 2026-06-16
   days on market $65,000 Active 276 DOM
6. 2026-06-15
   days on market $65,000 Active 275 DOM
7. 2026-06-13
   days on market $65,000 Active 273 DOM
8. 2026-06-12
   days on market $65,000 Active 272 DOM
9. 2026-06-09
   days on market $65,000 Active 269 DOM
10. 2026-06-08
    days on market $65,000 Active 268 DOM
11. 2026-06-08
    days on market $65,000 Active 267 DOM
12. 2026-06-07
    days on market $65,000 Active 266 DOM
13. 2026-06-04
    days on market $65,000 Active 263 DOM
14. 2026-06-02
    days on market $65,000 Active 262 DOM
15. 2026-06-01
    days on market $65,000 Active 261 DOM
16. 2026-05-31
    days on market $65,000 Active 260 DOM
17. 2026-03-27
    price $65,000
18. 2025-12-05
    price $69,000
19. 2025-09-09
    listed $76,000 Active
20. 2013-03-14
    soldstatus $21,000

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$287/yr (+$24/mo · 96.3%)

ⓘ 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 ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,554
• − Mortgage interest: −$3,641
• − Property taxes: −$298
• − Insurance: −$325
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,891
• Taxable income: $4,391
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $4,151/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: Keota
• NCES district ID: 4016350
• Math proficiency: 16% ▼ -6.00%
• Reading proficiency: 11% ▼ -12.00%
• Median HH income: $34,386
• Composite: 11.06/100
• National rank: #9737
• State rank: #242 of 270 in OK

Livability — Keota

• Score: 56/100
• State rank: #515
• US rank: #22687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keota, OK
• Population (ZIP): 2,452

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Two or more races 15% Native American 15% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 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: —
• 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

+209.5% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $65,000 WRVBOR
• 2025-12-05 Price Changed $69,000 WRVBOR
• 2025-09-09 Listed $76,000 WRVBOR
• 2013-03-14 Sold (Public Records) $21,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $298 · +4.9% YoY. Source: county tax records.