248 Pebble Ln · Ratliff City, OK 73481

$89,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 86 Days on market

Built 2004 2.00 ac lot

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Why this score? — see what drove the C 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +6.7/10.0
• 1% rule +4.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This charming one-story home sits on 2 peaceful acres, tucked away and surrounded by mature trees for added privacy. Located just off the main highway, it offers a quiet setting while still providing convenient access to nearby amenities. The home features 3 bedrooms, 1 bathroom, a comfortable living area, and kitchen. Recent updates include new windows, updated flooring, and fresh interior paint, making it move-in ready. Enjoy the spacious front and back yards, a fenced dog run, and a separate well house. Whether you're looking for a relaxing weekend retreat or a place to call home, this property offers both! Additionally, the seller owns a warehouse and acreage located across the street a

Key facts

• Quiet setting
• 2 acres
• Updated flooring

Tags

• 2 ACRES
• MATURE TREES
• QUIET SETTING
• NEW WINDOWS
• UPDATED FLOORING
• FRESH INTERIOR PAINT

Property features AI

Exterior

• Security: No safety shelter; Smoke detector(s)
• Utilities: Electricity available; Septic tank; Well water
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Dog run; Mature trees; Wooded lot

Interior

• Kitchen: Oven; Range; Stove; Electric water heater
• Bedrooms: Master bedroom on the first floor; Two additional bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (propane); Central air conditioning
• Interior features: High-speed internet available; Ceiling fan(s); Smoke detector(s); Electric oven and electric range connections; Other
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (2.6% below list).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#634 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Fox (rural): math 20% / reading 20% proficiency, ranked #408 of 513 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($615 loan paydown + $3k appreciation (3.3% local appreciation)).
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($84k) 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.89×
• Total profit: $22,215
• Equity at exit: $41,629

10-year hold

• IRR: 16.8%
• Equity multiple: 3.53×
• Total profit: $63,146
• Equity at exit: $65,438

Cash invested: $24,920 (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 73481

• Home prices YoY: 1.0%
• Active inventory: 10
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $157

Break-even live

Break-even rent $668

Max offer price $89,000

Occupancy floor 77%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   days on market $89,000 Active 86 DOM
2. 2026-06-09
   days on market $89,000 Active 83 DOM
3. 2026-06-08
   days on market $89,000 Active 82 DOM
4. 2026-06-07
   days on market $89,000 Active 81 DOM
5. 2026-06-05
   days on market $89,000 Active 79 DOM
6. 2026-06-03
   days on market $89,000 Active 77 DOM
7. 2026-06-02
   days on market $89,000 Active 76 DOM
8. 2026-06-01
   days on market $89,000 Active 75 DOM
9. 2026-05-31
   days on market $89,000 Active 74 DOM
10. 2026-05-30
    days on market $89,000 Active 73 DOM
11. 2026-03-18
    listed $89,000 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: $283 · $24/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$518/yr (+$43/mo · 183.0%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,401
• − Mortgage interest: −$4,985
• − Property taxes: −$283
• − Insurance: −$445
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,589
• Taxable income: $434
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $1,784/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: Fox
• NCES district ID: 4012060
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $40,227
• Composite: 20.22/100
• National rank: #13832
• State rank: #408 of 513 in OK

Livability — Ratliff City

• Score: 52/100
• State rank: #634
• US rank: #24735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 924

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Native American 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Czech 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.32%
• Current HPI: 332.5972
• 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

1 event — show timeline

• 2026-03-18 Listed $89,000 MLS Technology, Inc.

Property tax history

-3.6%/yr

Latest (2025): $283 · +3.7% YoY. Source: county tax records.