422 E 25th St · Okmulgee, OK 74447

$95,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 47 Days on market

Built 1988 8,100 sqft lot Est $132k · 28% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• 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 MLS

FORECLOSURE--- CHECK THIS PRICE!!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS .

Key facts

• Spacious family room
• 8,100 sq ft lot
• Built 1988

Tags

• COMFORTABLE LIVING ROOM
• SPACIOUS FAMILY ROOM
• DIRECT ACCESS TO PATIO
• FULLY FENCED BACKYARD
• EASY ACCESS TO AMENITIES

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available; Phone available
• Home design: Single-story house; Faces north; Slab foundation
• Construction: Brick, Masonite, wood siding, and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Patio; Rain gutters; Chain link fencing; Storage structure

Interior

• Kitchen: Refrigerator; Microwave; Range / Oven; Dishwasher; Gas range connection; Breakfast nook
• Bedrooms: Master bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Carpet; Tile; Wood veneer
• Bathrooms: One full bathroom with bathtub (hall bath) on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Laminate countertops; Storm door(s); Vinyl windows; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

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: 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $657 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.
• Current owner paid $34k; list at $95k implies a 178% gain — meaningful room to come down on a strong offer.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $132,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Moreland Rd	0.46mi	2/1.0 (-1)	1,312 (-1%)	8mo	$141,000	$107	66
508 Emerson Dr	0.52mi	4/2.0 (+1)	1,407 (+7%)	11mo	$140,000	$100	46
815 S Severs St	0.75mi	3/1.5	1,384 (+5%)	18mo	$37,000	$27	40
620 E 15th St	0.64mi	2/1.0 (-1)	1,212 (-8%)	19mo	$85,000	$70	36

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,582
• Equity at exit: $14,165

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $16,338
• Equity at exit: $8,214

Cash invested: $26,600 (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: 146
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $217

Break-even live

Break-even rent $747

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	23d	1	1.24mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	3d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 47 DOM
2. 2026-06-17
   days on market $95,000 Active 46 DOM
3. 2026-06-16
   days on market $95,000 Active 45 DOM
4. 2026-06-15
   days on market $95,000 Active 44 DOM
5. 2026-06-13
   days on market $95,000 Active 42 DOM
6. 2026-06-12
   days on market $95,000 Active 41 DOM
7. 2026-06-09
   days on market $95,000 Active 38 DOM
8. 2026-06-08
   days on market $95,000 Active 37 DOM
9. 2026-06-08
   days on market $95,000 Active 36 DOM
10. 2026-06-07
    days on market $95,000 Active 35 DOM
11. 2026-06-04
    days on market $95,000 Active 32 DOM
12. 2026-06-02
    days on market $95,000 Active 31 DOM
13. 2026-06-01
    days on market $95,000 Active 30 DOM
14. 2026-05-31
    days on market $95,000 Active 29 DOM
15. 2026-05-02
    listed $95,000 Active
16. 2012-07-17
    soldstatus $34,199 203-char remark

    Show marketing remark (203 chars)

    FORECLOSURE--- CHECK THIS PRICE!!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS .

17. 2012-01-25
    historical 203-char remark

    Show marketing remark (203 chars)

    FORECLOSURE--- CHECK THIS PRICE!!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS .

18. 2011-08-25
    listed $34,000 203-char remark

    Show marketing remark (203 chars)

    FORECLOSURE--- CHECK THIS PRICE!!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR BUYER S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS .

19. 2007-02-12
    soldstatus $73,700 183-char remark

    Show marketing remark (183 chars)

    very nice total remodeled home a must see. new carpet, tile, windows, doors and paint ready to move in. 3 bed 1 bath w/ den extra clean. will not last long. walking dist. to wal-mart.

20. 2007-02-09
    soldstatus $74,000
21. 2007-01-23
    historical 183-char remark

    Show marketing remark (183 chars)

    very nice total remodeled home a must see. new carpet, tile, windows, doors and paint ready to move in. 3 bed 1 bath w/ den extra clean. will not last long. walking dist. to wal-mart.

22. 2006-11-20
    soldstatus $47,500

    Show marketing remark (183 chars)

    very nice total remodeled home a must see. new carpet, tile, windows, doors and paint ready to move in. 3 bed 1 bath w/ den extra clean. will not last long. walking dist. to wal-mart.

23. 2006-11-20
    listed $73,700 183-char remark

    Show marketing remark (183 chars)

    very nice total remodeled home a must see. new carpet, tile, windows, doors and paint ready to move in. 3 bed 1 bath w/ den extra clean. will not last long. walking dist. to wal-mart.

24. 2006-10-24
    soldstatus $47,000
25. 2006-06-08
    listed $55,000

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$227/yr (+$19/mo · 36.1%)

ⓘ 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: $12,264
• − Mortgage interest: −$5,321
• − Property taxes: −$628
• − Insurance: −$475
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,764
• Taxable income: $1,114
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,340/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

+72.7% since first listed

11 events — show timeline

• 2026-05-02 Listed $95,000 MLS Technology, Inc.
• 2012-07-17 Sold (MLS) $34,199 MLS Technology, Inc.
• 2012-01-25 Listing Removed — MLS Technology, Inc.
• 2011-08-25 Listed $34,000 MLS Technology, Inc.
• 2007-02-12 Sold (MLS) $73,700 MLS Technology, Inc.
• 2007-02-09 Sold (Public Records) $74,000 Public Records
• 2007-01-23 Listing Removed — MLS Technology, Inc.
• 2006-11-20 Listed $73,700 MLS Technology, Inc.
• 2006-11-20 Sold (MLS) $47,500 MLS Technology, Inc.
• 2006-10-24 Sold (Public Records) $47,000 Public Records
• 2006-06-08 Listed $55,000 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $628 · +6.3% YoY. Source: county tax records.