1229 E 10th St · Okmulgee, OK 74447

$75,000

3 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 7 Days on market

Built 1946 0.32 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks

This home has so much opportunity and is priced to sell with consideration give to the improvements the exterior of home needs. Inside is cute with 3 bedrooms, one including an office space or dressing area and closet for master suite. The 3 bathrooms in this home have all be updated and all appliances in the home remain. With an oversized double car garage there is plenty of room for your vehicles and for storage. In the back yard, there is a detached shot that has some woodworking tools but with a little TLC it could be a great shop/studio. The back yard is fully fenced. This is a great investment.

Key facts

• New siding
• Fully fenced
• Detached shop

Tags

• NEW SIDING
• WOOD ROT REPAIR
• NEW ROOF
• DETACHED SHOP
• FULLY FENCED

Property features AI

Exterior

• Parking: Attached garage with storage, shelving and workshop; 2-car garage
• Security: Leased security system; Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable and phone available; Fiber optic available
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Built (year per public records); Masonite and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Covered patio; Workshop structure; Chain link fencing; Mature trees on lot

Interior

• Kitchen: Kitchen with breakfast nook; Refrigerator, Oven, Range, Microwave; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath (first level); Additional bedrooms on first level (one with walk-in closet)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Three full bathrooms; Master bath with bathtub and whirlpool; Hall baths with shower or bathtub
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet available; Laminate counters; Electric oven connection; Storm windows with vinyl and wood frames; Insulated and storm doors; Other interior features
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Multiple utility rooms (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.8% vs local median 7.6% in Okmulgee — 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 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $75,000

Questions for the listing agent

1. Built in 1946 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 16.78%
• Cash-on-cash: 37.46%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $154,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 E 10th St	0.14mi	3/2.0	1,716 (+5%)	6mo	$140,000	$82	76
1313 E 11th St	0.15mi	3/2.0	1,495 (-8%)	7mo	$165,000	$110	70
526 Cedar Ln	0.40mi	3/2.0	1,628 (0%)	13mo	$80,000	$49	67
1324 E Hickory St	0.41mi	3/2.0	1,679 (+3%)	10mo	$133,000	$79	64
1218 E 7th St	0.18mi	3/2.5	1,746 (+7%)	12mo	$185,000	$106	63
1443 E 10th St	0.31mi	3/2.0	1,786 (+10%)	14mo	$150,000	$84	54
1501 E 8th St	0.36mi	3/1.0	1,438 (-12%)	12mo	$125,500	$87	54
803 Moreland Rd	0.69mi	2/2.0 (-1)	1,711 (+5%)	13mo	$85,000	$50	39
1612 E 7th St	0.53mi	2/2.0 (-1)	1,840 (+13%)	8mo	$189,500	$103	38
922 S Liberty Ave	0.58mi	2/1.5 (-1)	1,440 (-12%)	10mo	$140,000	$97	38
501 Moreland Rd	0.71mi	3/2.0	1,850 (+14%)	14mo	$176,000	$95	28
508 Emerson Dr	0.68mi	4/2.0 (+1)	1,407 (-14%)	12mo	$140,000	$100	27

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: 33.4%
• Equity multiple: 2.41×
• Total profit: $29,587
• Equity at exit: $11,183

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $79,473
• Equity at exit: $6,485

Cash invested: $21,000 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 147
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $656

Break-even live

Break-even rent $585

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $698	-5% $677	+0% $656	+5% $634	+10% $613
Rent	-10% $544	-5% $600	+0% $656	+5% $711	+10% $767
Rate	-1.0pp $693	-0.5pp $675	base $656	+0.5pp $636	+1.0pp $616

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   listed $75,000 Active
3. 2003-05-02
   historical
4. 2003-03-11
   listed $71,500

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$227/yr (+$19/mo · 50.7%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,974
• − Mortgage interest: −$4,201
• − Property taxes: −$448
• − Insurance: −$375
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$2,182
• Taxable income: $7,052
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $6,174/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

+4.9% since first listed

4 events — show timeline

• 2026-05-14 Pending — MLS Technology, Inc.
• 2026-05-07 Listed $75,000 MLS Technology, Inc.
• 2003-05-02 Listing Removed — MLS Technology, Inc.
• 2003-03-11 Listed $71,500 MLS Technology, Inc.

Property tax history

+2.4%/yr

Latest (2025): $448 · +4.9% YoY. Source: county tax records.