13844 County Road 1560 · Latta, OK 74820

$80,000

3 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 11 Days on market

Built 1947 1.40 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property requires some renovation. Out of city limits!!! It has some imperfections. Although it needs work, its potential is undeniable. With some TLC, manual labor, and necessary repairs, this fixer-upper can be restored to its full potential. The property boasts a prime location just a block away from Latta School, situated on 1.4 acres of land. Inside the home, you'll find a 3-bedroom, 1-bathroom setup, complemented by an additional 1250 sqft covered screened-in area featuring another bathroom and a large dry cellar. Furthermore, an extra 1.2 acres of land is available for purchase. Survey has been done. House is being sold as is where it is.

Key facts

• 1.4 acres of land
• Large dry cellar
• 1.4 acre lot

Tags

• 1.4 ACRES OF LAND
• COVERED SCREENED-IN AREA
• LARGE DRY CELLAR
• EXTRA 1.2 ACRES OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 72/100 on livability (#23 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Latta (rural): math 36% / reading 34% proficiency, ranked #30 of 270 in OK (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 305 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $80,000

Questions for the listing agent

1. Built in 1947 — 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. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $225,782
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15902 County Road 3535	0.31mi	3/2.0	1,404 (-2%)	3mo	$198,000	$141	76
13897 County Road 1564	0.45mi	3/2.0	1,501 (+5%)	2mo	$237,000	$158	65
13770 County Road 1556	0.35mi	3/2.0	1,550 (+8%)	4mo	$145,900	$94	62
15440 County Road 3536	0.51mi	3/2.0	1,418 (-1%)	11mo	$249,000	$176	62
13680 County Road 1560	0.17mi	3/2.0	1,620 (+13%)	8mo	$167,500	$103	59
15700 County Road 3537	0.33mi	3/2.0	1,324 (-7%)	13mo	$235,000	$177	57
16057 County Road 3536 Rd	0.32mi	3/2.0	1,250 (-12%)	4mo	$175,000	$140	57
20119 County Road 1560	0.33mi	3/2.0	1,600 (+12%)	18mo	$298,500	$187	46
13522 County Road 1553	0.70mi	3/2.0	1,336 (-6%)	9mo	$234,900	$176	45
16515 County Road 3537	0.53mi	3/2.0	1,597 (+12%)	9mo	$232,500	$146	44
13517 County Road 1552	0.75mi	4/2.0 (+1)	1,490 (+4%)	11mo	$275,000	$185	40
16591 County Road 3537	0.62mi	3/2.0	1,576 (+10%)	13mo	$238,500	$151	39

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 · 4.83% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.84×
• Total profit: $18,834
• Equity at exit: $11,928

10-year hold

• IRR: 29.6%
• Equity multiple: 3.86×
• Total profit: $64,014
• Equity at exit: $6,917

Cash invested: $22,400 (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 74820

• Home prices YoY: -11.5%
• Rents YoY: 4.8%
• Active inventory: 305
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $464

Break-even live

Break-even rent $620

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-19
   status Pending
2. 2026-03-07
   listed $80,000 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: $440 · $37/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$280/yr (+$23/mo · 63.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,485
• − Mortgage interest: −$4,481
• − Property taxes: −$440
• − Insurance: −$400
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,327
• Taxable income: $4,519
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $4,484/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: Latta
• NCES district ID: 4017190
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $53,695
• Composite: 30.72/100
• National rank: #6167
• State rank: #30 of 270 in OK

Livability — Latta

• Score: 72/100
• State rank: #23
• US rank: #5890

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Latta, OK
• County: Pontotoc County · 31,943 people
• Metro: Ada, OK
• Population (ZIP): 31,943
• Household income: $62,357
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 774.0

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Native American 19% Two or more races 13% Hispanic / Latino 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.45%
• Current HPI: 250.7685
• Rent YoY: ▲ 4.83%
• Metro: Ada, OK
• 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

2 events — show timeline

• 2026-03-19 Pending — MLS Technology, Inc.
• 2026-03-07 Listed $80,000 MLS Technology, Inc.

Property tax history

+15.2%/yr

Latest (2025): $440 · +109.5% YoY. Source: county tax records.