26891 Railroad St · Cole, OK 73010

$77,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 71 Days on market

Built 1955 0.72 ac lot ↓ 14% since listing

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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
• Appreciation +5.7/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Seller says, "Let's get it sold!" Established home in one of the best school districts in the state! This 2 bed 1 bath home is priced to sell! The home will be sold as-is with no repairs to be made but with a little work it could be perfect for an investment property or owner-occupant! The home did sustain some damage in a previous tornado but some repairs have been made. It is located on 9 lots and is next to the town park. Don't wait, schedule your private showing today!

Key facts

• 0.72 acre lot
• Built 1955
• Listed 71 days

Property features AI

Finance

• Other: Vacant and available; Living area listed as 1,000 (source: plans)
• Financial info: Sold as-is
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Home design: Single-family residence; One level; Faces east; Residential property
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Gas range; Free-standing oven (gas)
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: In-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 2.8% in Cole — 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 58/100 on livability (#439 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, amenities F, commute F.
• Washington (rural): math 38% / reading 37% proficiency, ranked #20 of 270 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Es (math 43% / reading 43%, grade F, #80 of 845 statewide, top 10%, 565 students, 0% FRL); Washington Hs (math 32% / reading 37%, grade F, #48 of 447 statewide, top 14%, 353 students, 0% FRL) — zoned schools average 0% FRL vs 23% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 507 active listings in the ZIP; solid renter incomes; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($90k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $2k of equity ($539 loan paydown + $1k appreciation (1.4% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.62% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.89%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.68×
• Total profit: $36,590
• Equity at exit: $28,416

10-year hold

• IRR: 33.9%
• Equity multiple: 5.20×
• Total profit: $91,613
• Equity at exit: $39,213

Cash invested: $21,812 (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 73010

• Home prices YoY: 0.5%
• Active inventory: 507
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $525

Break-even live

Break-even rent $597

Max offer price $77,900

Occupancy floor 53%

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $77,900 Active 71 DOM
2. 2026-06-17
   days on market $77,900 Active 70 DOM
3. 2026-06-16
   days on market $77,900 Active 69 DOM
4. 2026-06-15
   days on market $77,900 Active 68 DOM
5. 2026-06-13
   pricedays on market $77,900 Active 66 DOM
6. 2026-06-09
   days on market $81,900 Active 62 DOM
7. 2026-06-08
   days on market $81,900 Active 61 DOM
8. 2026-06-07
   pricedays on market $81,900 Active 60 DOM
9. 2026-06-03
   days on market $85,900 Active 56 DOM
10. 2026-06-02
    days on market $85,900 Active 55 DOM
11. 2026-06-01
    days on market $85,900 Active 54 DOM
12. 2026-05-31
    days on market $85,900 Active 53 DOM
13. 2026-05-22
    price $85,900
14. 2026-05-15
    price $89,900
15. 2026-05-09
    price $93,900
16. 2026-04-19
    price $94,900
17. 2026-04-08
    listed $100,000 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: $366 · $30/mo
• Projected year-2 tax: $701 · $58/mo
• Expected delta: +$335/yr (+$28/mo · 91.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,138
• − Mortgage interest: −$4,364
• − Property taxes: −$366
• − Insurance: −$390
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,266
• Taxable income: $5,330
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $5,022/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: Washington
• NCES district ID: 4031710
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $63,564
• Composite: 33.73/100
• National rank: #5375
• State rank: #20 of 270 in OK

Livability — Cole

• Score: 58/100
• State rank: #439
• US rank: #21241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cole, OK
• County: McClain County · 33,206 people
• Metro: Oklahoma City, OK
• Population (ZIP): 21,521
• Household income: $90,110
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 239.0

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 285.8653
• Rent YoY: —
• Metro: Oklahoma City, 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

-14.1% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $85,900 MLSOK
• 2026-05-15 Price Changed $89,900 MLSOK
• 2026-05-09 Price Changed $93,900 MLSOK
• 2026-04-19 Price Changed $94,900 MLSOK
• 2026-04-08 Listed $100,000 MLSOK

Property tax history

+6.6%/yr

Latest (2025): $366 · +4.0% YoY. Source: county tax records.