1571 Hospital · Healdton, OK 73463

$129,400

3 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 153 Days on market

Built 1943 9.90 ac lot ↓ 4% since listing

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks

Opportunity awaits on approximately 10 acres (MOL), offering space, privacy, and incredible potential. The property features multiple shops, outbuildings, and storage facilities—ideal for hobbyists, business owners, livestock, or anyone needing room to work and store equipment. A major bonus is the availability of two water sources, including a private well and rural water, providing flexibility and peace of mind. With wide open land and functional improvements already in place, this property is a perfect canvas to renovate, build, or create your dream homestead. Whether you’re looking for a project property, an investment opportunity, or acreage with room to grow, this one chec

Key facts

• Multiple shops
• Storage facilities
• Private well

Tags

• 10 ACRES
• MULTIPLE SHOPS
• OUTBUILDINGS
• STORAGE FACILITIES
• TWO WATER SOURCES
• PRIVATE WELL

Property features AI

Exterior

• Parking: 1-car garage; Carport; RV access/parking; Boat parking; Workshop in garage
• Security: No safety shelter
• Utilities: Electricity available; Septic tank sewer; Well water (rural)
• Home design: Faces east; Crawlspace foundation
• Construction: Built using wood frame; Asbestos present; Asphalt/fiberglass roof
• Exterior features: Covered porch; Barns and sheds on site; On-site storage and workshop; Chain link fencing; Farm/Ranch setting; Horses allowed

Interior

• Kitchen: Laminate counters
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Wood window frames; Laminate counters; 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 $129k.

Deal economics

• At list price, monthly cash flow is $25 ($304/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (22.8% below list).
• Recommended offer: $100k (22.8% below list) — sets the bar for 1% rule.

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: 65 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 (-0.7%/yr); year-one equity from $895 of loan paydown is wiped out by about $939 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.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,920 (22.8% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.82×
• Total profit: $-6,584
• Equity at exit: $32,947

10-year hold

• IRR: 2.3%
• Equity multiple: 1.23×
• Total profit: $8,304
• Equity at exit: $36,078

Cash invested: $36,232 (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 73463

• Home prices YoY: -0.3%
• Active inventory: 65
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $25

Break-even live

Break-even rent $967

Max offer price $129,400

Occupancy floor 92%

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: $32,350
• Closing costs: $3,882
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $129,400 Active 153 DOM
2. 2026-06-18
   days on market $129,400 Active 152 DOM
3. 2026-06-17
   days on market $129,400 Active 151 DOM
4. 2026-06-16
   days on market $129,400 Active 150 DOM
5. 2026-06-15
   days on market $129,400 Active 149 DOM
6. 2026-06-14
   days on market $129,400 Active 147 DOM
7. 2026-06-12
   days on market $129,400 Active 146 DOM
8. 2026-06-09
   days on market $129,400 Active 143 DOM
9. 2026-06-08
   days on market $129,400 Active 142 DOM
10. 2026-06-07
    days on market $129,400 Active 141 DOM
11. 2026-06-05
    days on market $129,400 Active 138 DOM
12. 2026-06-03
    days on market $129,400 Active 137 DOM
13. 2026-06-02
    days on market $129,400 Active 136 DOM
14. 2026-06-01
    days on market $129,400 Active 135 DOM
15. 2026-05-31
    days on market $129,400 Active 134 DOM
16. 2026-05-30
    days on market $129,400 Active 133 DOM
17. 2026-04-11
    price $129,400
18. 2026-03-14
    price $129,900
19. 2026-01-17
    listed $134,800 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: $378 · $32/mo
• Projected year-2 tax: $1,165 · $97/mo
• Expected delta: +$787/yr (+$66/mo · 208.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $11,990
• − Mortgage interest: −$7,248
• − Property taxes: −$378
• − Insurance: −$647
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,764
• Taxable loss: −$1,966
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $776/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

• Population (ZIP): 3,902

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Native American 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

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: ▼ -0.73%
• Current HPI: 282.4056
• 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

-4.0% since first listed

3 events — show timeline

• 2026-04-11 Price Changed $129,400 MLS Technology, Inc.
• 2026-03-14 Price Changed $129,900 MLS Technology, Inc.
• 2026-01-17 Listed $134,800 MLS Technology, Inc.

Property tax history

+2.7%/yr

Latest (2025): $378 · +1.6% YoY. Source: county tax records.