904 N Broadway St · Stigler, OK 74462

$60,000

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 38 Days on market

Built 1975 0.54 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
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Key facts

• 0.54 acre lot
• Built 1975
• Listed 38 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Fiber optic available; Public water; Public sewer
• Home design: Single-story; Faces west; Handicap accessible
• Construction: Brick and wood frame construction; Metal roof; Crawlspace and slab foundation; Built per public records
• Exterior features: Covered porch; Porch; Chain link fencing; Sloping lot

Interior

• Kitchen: Dishwasher; Oven; Range; Garbage disposal; Electric water heater
• Flooring: Wood veneer
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum-framed windows; Ceiling fan(s); High-speed internet; Laminate countertops; Electric oven and range connections; Accessible doors
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.7% in Stigler — 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 65/100 on livability (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, amenities F.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.76% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.21%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $137,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 NW 4th	0.23mi	4/1.0 (+1)	1,350 (+3%)	1mo	$149,000	$110	78
303 NW J St	0.22mi	3/2.0	1,215 (-7%)	5mo	$128,000	$105	69
303 NW D St	0.33mi	2/1.0 (-1)	1,346 (+3%)	13mo	$38,000	$28	64
503 NW K St	0.39mi	3/2.0	1,300 (-1%)	16mo	$140,000	$108	63
503 NE 2nd St	0.26mi	3/3.0	1,360 (+4%)	15mo	$199,000	$146	61
203 NE C St	0.32mi	3/1.0	1,389 (+6%)	20mo	$105,000	$76	58
1101 NW 9th St	0.64mi	3/1.5	1,248 (-5%)	2mo	$149,000	$119	58
503 NE 4th St	0.32mi	3/1.5	1,118 (-15%)	9mo	$104,900	$94	52
315 Ted Allen Ln	0.72mi	3/2.0	1,215 (-7%)	4mo	$138,000	$114	46
1000 N Bermuda Dr	0.74mi	3/1.5	1,452 (+11%)	5mo	$127,500	$88	41
906 NW 10th St	0.67mi	4/2.0 (+1)	1,400 (+7%)	10mo	$130,000	$93	40
804 NW E St	0.58mi	3/2.0	1,444 (+10%)	20mo	$100,000	$69	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 3.30×
• Total profit: $38,623
• Equity at exit: $29,827

10-year hold

• IRR: 38.5%
• Equity multiple: 6.60×
• Total profit: $94,054
• Equity at exit: $48,316

Cash invested: $16,800 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $451

Break-even live

Break-even rent $487

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 38 DOM
2. 2026-06-17
   days on market $60,000 Active 37 DOM
3. 2026-06-16
   days on market $60,000 Active 36 DOM
4. 2026-06-15
   days on market $60,000 Active 35 DOM
5. 2026-06-13
   days on market $60,000 Active 33 DOM
6. 2026-06-12
   days on market $60,000 Active 32 DOM
7. 2026-06-09
   days on market $60,000 Active 29 DOM
8. 2026-06-08
   days on market $60,000 Active 28 DOM
9. 2026-06-08
   days on market $60,000 Active 27 DOM
10. 2026-06-07
    days on market $60,000 Active 26 DOM
11. 2026-06-04
    days on market $60,000 Active 23 DOM
12. 2026-06-02
    days on market $60,000 Active 22 DOM
13. 2026-06-01
    days on market $60,000 Active 21 DOM
14. 2026-05-31
    days on market $60,000 Active 20 DOM
15. 2026-05-10
    listed $60,000 Active
16. 2012-09-14
    soldstatus $75,000
17. 2011-09-07
    soldstatus $100,000
18. 2009-07-10
    soldstatus $63,000
19. 1996-09-27
    soldstatus $33,000

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $542 · $45/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 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 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: $12,695
• − Mortgage interest: −$3,361
• − Property taxes: −$542
• − Insurance: −$300
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,745
• Taxable income: $4,715
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,280/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stigler, OK
• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

+81.8% since first listed

5 events — show timeline

• 2026-05-10 Listed $60,000 MLS Technology, Inc.
• 2012-09-14 Sold (Public Records) $75,000 Public Records
• 2011-09-07 Sold (Public Records) $100,000 Public Records
• 2009-07-10 Sold (Public Records) $63,000 Public Records
• 1996-09-27 Sold (Public Records) $33,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $542 · +5.0% YoY. Source: county tax records.