15096 St Hwy 113 Canadian Shores Hwy N #1 · Indianola, OK 74442

$85,000

1 bd · 0.5 ba · 2,752 sqft · SingleFamily · 184 Days on market

Built 1968 0.69 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 +24.2/30.0
• Appreciation +8.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Owner/Broker, property is zoned Commercial at this time, I have talked to zoning and planning, and they have told me that I could change the zoning to multipurpose or residence so with that said you could do just about anything you would like with the property it was Ruby's bar there is a home to the East of the property so you can see where I'm going with this property. The property is over 2700sf with an office at one end and a kitchen in the middle and a big open space at the other end where the bar, storage room, his and hers bathroom that could be made in to 1 bathroom. there're 2 doors in front of the building 1 goes to open space the other is for the office there is 2 doors in back b

Key facts

• Office
• Open space
• Kitchen

Tags

• ZONED COMMERCIAL
• CHANGE ZONING
• MULTIPURPOSE
• OFFICE
• KITCHEN
• OPEN SPACE

Property features AI

Finance

• HOA & community: Sidewalks; Senior community

Exterior

• Parking: Handicap parking
• Security: Owned security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Cable available; Phone available; Septic tank
• Home design: Single-story; Handicap access; Slab foundation
• Construction: Brick veneer and steel construction; Asphalt and fiberglass roof
• Exterior features: Deck; Barbed wire fencing; Mature trees; Beach access and boat ramp/lift access to Eufaula Lake; Faces north

Interior

• Kitchen: Laminate counters; Wet bar and dry bar
• Flooring: Carpet; Concrete
• Bathrooms: One half bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Storm windows; Storm door(s); Wet bar and dry bar; High-speed internet available; Laminate counters; Cable TV available; Ceiling fan(s); Accessible doors and hallways; Parking accessibility

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#587 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Indianola (rural): math 35% / reading 30% proficiency, ranked #213 of 513 in OK (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $5k appreciation (6.0% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.48×
• Total profit: $35,229
• Equity at exit: $53,335

10-year hold

• IRR: 21.3%
• Equity multiple: 5.00×
• Total profit: $95,244
• Equity at exit: $96,635

Cash invested: $23,800 (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 74442

• Home prices YoY: 2.0%
• Active inventory: 16
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $169

Break-even live

Break-even rent $744

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 184 DOM
2. 2026-06-17
   days on market $85,000 Active 183 DOM
3. 2026-06-16
   days on market $85,000 Active 182 DOM
4. 2026-06-15
   days on market $85,000 Active 181 DOM
5. 2026-06-13
   days on market $85,000 Active 179 DOM
6. 2026-06-12
   days on market $85,000 Active 178 DOM
7. 2026-06-09
   days on market $85,000 Active 175 DOM
8. 2026-06-08
   days on market $85,000 Active 174 DOM
9. 2026-06-08
   days on market $85,000 Active 173 DOM
10. 2026-06-05
    days on market $85,000 Active 171 DOM
11. 2026-06-04
    days on market $85,000 Active 169 DOM
12. 2026-06-02
    days on market $85,000 Active 168 DOM
13. 2026-06-01
    days on market $85,000 Active 167 DOM
14. 2026-05-31
    days on market $85,000 Active 166 DOM
15. 2025-12-16
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,490
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,473
• Taxable income: $718
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,856/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: Indianola
• NCES district ID: 4015450
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $47,410
• Composite: 30.77/100
• National rank: #11397
• State rank: #213 of 513 in OK

Livability — Indianola

• Score: 54/100
• State rank: #587
• US rank: #24006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 721

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 17% Native American 11%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.98%
• Current HPI: 303.9319
• 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

• 2025-12-16 Listed $85,000 MLS Technology, Inc.