42 Greenbriar Ave · Burneyville, OK 73430

$99,000

3 bd · 2.0 ba · 2,816 sqft · SingleFamily public records · 97 Days on market

Built 2019 0.95 ac lot $282/mo HOA · 22% of rent ↓ 43% 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 +11.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Four bedrooms, two full baths on two lots. Home was built in 2018. Metal roof, rustic style. A lot of house for the money! Detached 2-car carport, 1 is big enough for an RV or 5th wheel. Shop is attached to the carport. Electrical is available at the shop. Golf course and restaurant are in development. The property is offered 'as-is'. If property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at vrmproperties (see Realtor remarks for web address). Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). The property must be on the market 3 days before offers can be submitted. Earnest money to be made out to Buyer's closing company. Do not use the state forms.

Key facts

• 0.95 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Living area listed as 2,816 (assessor source)
• Financial info: REO / Bank-owned condition
• HOA & community: Mandatory association dues; Annual association fee of $3,312; Association maintains gated entry, greenbelt, and common areas

Exterior

• Parking: 2-car garage
• Security: Gated entry (community amenity)
• Utilities: Standard utilities (per listing)
• Home design: Single family residence; One-level entry
• Construction: Frame construction; Metal roof (replaced/installed in 2018); Conventional foundation; Built as existing property
• Exterior features: Interior lot; Below-ground and outdoor storm shelter

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: In-law plan; Open deck; Workshop

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $-31 ($-369/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (5.5% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 1.6% in Burneyville — 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 68/100 on livability (#66 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, amenities F, commute F.
• Turner (rural): math 15% / reading 25% proficiency, ranked #395 of 513 in OK (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Turner Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 227 students, 0% FRL); Turner Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 78 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 87 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($684 loan paydown + $347 appreciation (0.3% local appreciation)).
• Love County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $36k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.28% ✓
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.89×
• Total profit: $-2,980
• Equity at exit: $30,494

10-year hold

• IRR: 3.4%
• Equity multiple: 1.39×
• Total profit: $10,698
• Equity at exit: $38,081

Cash invested: $27,720 (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 73430

• Home prices YoY: 0.1%
• Active inventory: 87
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$41
• HOA: −$282
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-31

Break-even live

Break-even rent $1,304

Max offer price $93,568

Occupancy floor 97%

Sensitivity live

Price	-10% $25	-5% $-3	+0% $-31	+5% $-59	+10% $-87
Rent	-10% $-131	-5% $-81	+0% $-31	+5% $19	+10% $69
Rate	-1.0pp $19	-0.5pp $-6	base $-31	+0.5pp $-56	+1.0pp $-82

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $282 · $3,384/yr
• Likely covers: electric

Listing history 34 events

1. 2026-06-08
   days on market $99,000 Active 97 DOM
2. 2026-06-07
   days on marketlisting id $99,000 Active 96 DOM
3. 2026-06-05
   days on market $99,000 Active 110 DOM
4. 2026-06-03
   days on market $99,000 Active 109 DOM
5. 2026-06-02
   days on market $99,000 Active 108 DOM
6. 2026-06-01
   days on market $99,000 Active 107 DOM
7. 2026-05-31
   days on market $99,000 Active 106 DOM
8. 2026-05-30
   days on market $99,000 Active 105 DOM
9. 2026-05-12
   price $99,000
10. 2026-05-12
    status Active
11. 2026-04-30
    historical
12. 2026-03-13
    price $119,000 811-char remark

    Show marketing remark (811 chars)

    Four bedrooms, two full baths on two lots. Home was built in 2018. Metal roof, rustic style. A lot of house for the money! Detached 2-car carport, 1 is big enough for an RV or 5th wheel. Shop is attached to the carport. Electrical is available at the shop. Golf course and restaurant are in development. The property is offered 'as-is'. If property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at vrmproperties (see Realtor remarks for web address). Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). The property must be on the market 3 days before offers can be submitted. Earnest money to be made out to Buyer's closing company. Do not use the state forms.

13. 2026-03-13
    price $119,000

    Show marketing remark (811 chars)

    Four bedrooms, two full baths on two lots. Home was built in 2018. Metal roof, rustic style. A lot of house for the money! Detached 2-car carport, 1 is big enough for an RV or 5th wheel. Shop is attached to the carport. Electrical is available at the shop. Golf course and restaurant are in development. The property is offered 'as-is'. If property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at vrmproperties (see Realtor remarks for web address). Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). The property must be on the market 3 days before offers can be submitted. Earnest money to be made out to Buyer's closing company. Do not use the state forms.

14. 2026-03-01
    listed $135,000 Active 811-char remark

    Show marketing remark (811 chars)

    Four bedrooms, two full baths on two lots. Home was built in 2018. Metal roof, rustic style. A lot of house for the money! Detached 2-car carport, 1 is big enough for an RV or 5th wheel. Shop is attached to the carport. Electrical is available at the shop. Golf course and restaurant are in development. The property is offered 'as-is'. If property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at vrmproperties (see Realtor remarks for web address). Agents must register as a User, enter the property address, and click on “Start Offer”. This property may qualify for Seller Financing (Vendee). The property must be on the market 3 days before offers can be submitted. Earnest money to be made out to Buyer's closing company. Do not use the state forms.

15. 2026-02-01
    listed $135,000 Active
16. 2024-12-17
    historical
17. 2024-08-23
    price $154,900
18. 2024-07-14
    historical
19. 2024-07-13
    listed $162,000 Active
20. 2024-07-12
    price $168,000
21. 2024-04-28
    price $175,000
22. 2024-03-31
    price $195,000
23. 2024-03-14
    price $200,000
24. 2024-03-13
    price $220,000
25. 2024-03-11
    price $250,000
26. 2024-03-06
    price $260,000
27. 2024-03-05
    price $280,000
28. 2024-03-03
    listed $299,000 Active
29. 2023-04-25
    soldstatus $240,000
30. 2023-04-19
    soldstatus $240,000 Closed
31. 2023-03-08
    status Pending
32. 2023-02-19
    listed $225,000 Active
33. 2021-07-23
    historical
34. 2021-06-29
    listed $175,000 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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $15,186
• − Mortgage interest: −$5,546
• − Property taxes: −$2,257
• − Insurance: −$495
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − HOA: −$3,384
• − Depreciation: −$2,880
• Taxable loss: −$1,805
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $64/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: Turner
• NCES district ID: 4030300
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $53,356
• Composite: 21.46/100
• National rank: #13632
• State rank: #395 of 513 in OK

Livability — Burneyville

• Score: 68/100
• State rank: #66
• US rank: #9485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burneyville, OK
• Population (ZIP): 1,501

Population outlook (Love County) Hauer SSP2

• Today (2025): 10,844 people
• By 2030: 11,370 · +4.9%
• By 2040: 12,496 · +15.2%
• By 2050: 13,766 · +26.9%
• By 2075: 17,688 · +63.1%
• By 2100: 21,161 · +95.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 14% Hispanic / Latino 9% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 8% Korean 1%

Political lean MEDSL · Love

• 2024 margin: Solid R (+66.2) · D 16.2% · R 82.4% · Other 1.4%
• 2008→2024 swing: -31.6pp toward R · 2008: -34.6pp · 2024: -66.2pp
• All cycles: 2024: R+66.2 2020: R+63.6 2016: R+57.7 2012: R+40.4 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.35%
• Current HPI: 292.7024
• 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

-43.4% since first listed

26 events — show timeline

• 2026-05-12 Price Changed $99,000 MLSOK
• 2026-05-12 Relisted — MLSOK
• 2026-04-30 Listing Removed — MLSOK
• 2026-03-13 Price Changed $119,000 MLS Technology, Inc.
• 2026-03-13 Price Changed $119,000 MLSOK
• 2026-03-01 Listed $135,000 MLS Technology, Inc.
• 2026-02-01 Listed $135,000 MLSOK
• 2024-12-17 Listing Removed — MLSOK
• 2024-08-23 Price Changed $154,900 MLSOK
• 2024-07-14 Listing Removed — MLSOK
• 2024-07-13 Listed $162,000 MLSOK
• 2024-07-12 Price Changed $168,000 MLSOK
• 2024-04-28 Price Changed $175,000 MLSOK
• 2024-03-31 Price Changed $195,000 MLSOK
• 2024-03-14 Price Changed $200,000 MLSOK
• 2024-03-13 Price Changed $220,000 MLSOK
• 2024-03-11 Price Changed $250,000 MLSOK
• 2024-03-06 Price Changed $260,000 MLSOK
• 2024-03-05 Price Changed $280,000 MLSOK
• 2024-03-03 Listed $299,000 MLSOK
• 2023-04-25 Sold (Public Records) $240,000 Public Records
• 2023-04-19 Sold (MLS) $240,000 MLSOK
• 2023-03-08 Pending — MLSOK
• 2023-02-19 Listed $225,000 MLSOK
• 2021-07-23 Listing Removed — MLS Technology, Inc.
• 2021-06-29 Listed $175,000 MLS Technology, Inc.

Property tax history

+48.3%/yr

Latest (2025): $2,257 · +5.2% YoY. Source: county tax records.