474243 E 1097 Rd · Muldrow, OK 74948

$89,900

3 bd · 2.0 ba · 2,292 sqft · SingleFamily public records · 77 Days on market

Built 1964 2.99 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Investor special with a view! This 3-bedroom, 2-bath home sits on 2.99 +/- acres and offers endless potential for the right buyer. Property is being sold 'As-Is. ' Financing: Cash, conventional, or in-house loans only.

Key facts

• 2.99 acre lot
• Built 1964
• Listed 76 days

Property features AI

Exterior

• Parking: Attached carport; Gravel parking; One covered parking space
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Single-family residence; Two-story house
• Construction: Stone, brick and vinyl siding exterior; Metal roof
• Exterior features: Covered patio/porch; Deck; Front porch; Wooded, sloped lot; Paved road frontage on a county road

Interior

• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Two wood-burning fireplaces (one in the family room); Wood flooring; Electric water heater
• Laundry & utility: No on-site laundry listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.8% in Muldrow — 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 56/100 on livability (#505 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Muldrow (town): math 29% / reading 30% proficiency, ranked #71 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Muldrow Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 484 students, 0% FRL); Muldrow Ms (math 31% / reading 26%, grade F, #57 of 345 statewide, top 18%, 329 students, 0% FRL); Muldrow Hs (math 17% / reading 37%, grade F, #125 of 447 statewide, top 31%, 479 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 109 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $90k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.92×
• Total profit: $73,619
• Equity at exit: $80,989

10-year hold

• IRR: 32.7%
• Equity multiple: 8.84×
• Total profit: $197,421
• Equity at exit: $174,656

Cash invested: $25,172 (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 74948

• Home prices YoY: 17.6%
• Active inventory: 109
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $387

Break-even live

Break-even rent $759

Max offer price $89,900

Occupancy floor 64%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $89,900 Active 77 DOM
2. 2026-06-18
   days on market $89,900 Active 76 DOM
3. 2026-06-17
   days on market $89,900 Active 75 DOM
4. 2026-06-16
   days on market $89,900 Active 74 DOM
5. 2026-06-15
   price $89,900 Active 73 DOM
6. 2026-06-15
   days on market $94,900 Active 73 DOM
7. 2026-06-14
   days on market $94,900 Active 71 DOM
8. 2026-06-13
   days on market $94,900 Active 70 DOM
9. 2026-06-10
   days on market $94,900 Active 68 DOM
10. 2026-06-09
    days on market $94,900 Active 67 DOM
11. 2026-06-08
    days on market $94,900 Active 66 DOM
12. 2026-06-07
    days on market $94,900 Active 65 DOM
13. 2026-06-05
    days on market $94,900 Active 62 DOM
14. 2026-06-02
    days on market $94,900 Active 60 DOM
15. 2026-06-01
    days on market $94,900 Active 59 DOM
16. 2026-05-31
    days on market $94,900 Active 58 DOM
17. 2026-05-30
    days on market $94,900 Active 57 DOM
18. 2026-05-14
    price $104,900
19. 2026-05-05
    price $109,900
20. 2026-04-20
    price $115,900
21. 2026-04-01
    listed $125,900 Active
22. 2025-09-19
    historical
23. 2025-03-21
    listed $145,000 Active
24. 1997-05-19
    soldstatus $57,000

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,091 · $91/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 8/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,990
• − Mortgage interest: −$5,036
• − Property taxes: −$1,091
• − Insurance: −$450
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,615
• Taxable income: $3,400
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,828/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: Muldrow
• NCES district ID: 4020880
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $39,775
• Composite: 24.81/100
• National rank: #7595
• State rank: #71 of 270 in OK

Livability — Muldrow

• Score: 56/100
• State rank: #505
• US rank: #22502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,946

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 16% Two or more races 15% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.01%
• Current HPI: 253.7544
• 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

+84.0% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $104,900 WRVBOR
• 2026-05-05 Price Changed $109,900 WRVBOR
• 2026-04-20 Price Changed $115,900 WRVBOR
• 2026-04-01 Listed $125,900 WRVBOR
• 2025-09-19 Listing Removed — MLS Technology, Inc.
• 2025-03-21 Listed $145,000 MLS Technology, Inc.
• 1997-05-19 Sold (Public Records) $57,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,091 · +5.0% YoY. Source: county tax records.