1613 E 9th St · Okmulgee, OK 74447

$120,000

2 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.34 ac lot Est $157k · 24% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• 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

Gardener’s dream! Back yard is ready for your finishing touches. Oversized deck ready for entertaining or relaxing. Detached garage with electric. Updated 2 bedroom 1.5 bath. Roomy master bed with tons of storage & huge built-in bookcase. Gas log fireplace. 4-year old roof. Fridge stays! Conventional or Cash only, selling AS-IS.

Key facts

• Gorgeous sunroom
• Back deck
• Private setting

Tags

• BRAND-NEW AC UNIT
• GORGEOUS SUNROOM
• DETACHED GARAGE
• BACK DECK
• PRIVATE SETTING

Property features AI

Exterior

• Parking: Detached garage; Circular driveway; 1 garage space
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Stone and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered porch; Deck; Porch; Chain link fencing; Mature trees; Second (detached) garage

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range/Stove; Refrigerator
• Flooring: Carpet; Laminate; Wood veneer
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Laminate countertops; Aluminum frame and vinyl windows; Gas range/oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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; 1 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 $830 of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y 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 $97k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $120,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $157,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 E 8th St	0.19mi	3/1.0 (+1)	1,438 (+1%)	12mo	$125,500	$87	75
512 S Woodlawn Ave	0.27mi	2/1.0	1,348 (-6%)	8mo	$88,000	$65	71
532 S Liberty Ave	0.22mi	3/1.5 (+1)	1,376 (-4%)	8mo	$57,000	$41	70
922 S Liberty Ave	0.48mi	2/1.5	1,440 (+1%)	10mo	$140,000	$97	66
906 Cardinal Ln	0.53mi	2/2.0	1,472 (+3%)	1mo	$172,500	$117	65
1908 E 10th St	0.40mi	3/2.0 (+1)	1,433 (+0%)	10mo	$160,000	$112	64
1420 E 8th St	0.26mi	3/2.0 (+1)	1,344 (-6%)	7mo	$160,000	$119	63
1313 E 11th St	0.40mi	3/2.0 (+1)	1,495 (+4%)	6mo	$165,000	$110	59
708 S Liberty Ave	0.29mi	2/1.0	1,232 (-14%)	9mo	$55,000	$45	56
1807 Crestview Dr	0.42mi	2/2.0	1,604 (+12%)	3mo	$210,000	$131	54
503 N Prairie Ave	0.44mi	3/1.5 (+1)	1,320 (-8%)	10mo	$95,000	$72	52
706 S Chickasaw Ave	0.72mi	3/2.0 (+1)	1,242 (-13%)	3mo	$191,500	$154	33

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,622
• Equity at exit: $17,892

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $12,785
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $218

Break-even live

Break-even rent $924

Max offer price $120,000

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.21mi

Listing history 4 events

1. 2026-06-18
   days on market $120,000 Active 3 DOM
2. 2026-06-17
   days on market $120,000 Active 2 DOM
3. 2026-06-15
   remarks 522-char remark
4. 2026-06-15
   listed $120,000 Active 1 DOM

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$468/yr (+$39/mo · 76.5%)

ⓘ 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 7% 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: $14,400
• − Mortgage interest: −$6,722
• − Property taxes: −$612
• − Insurance: −$600
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,491
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,451/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

+126.4% since first listed

25 events — show timeline

• 2026-06-15 Listed $120,000 MLS Technology, Inc.
• 2025-07-10 Listing Removed — MLS Technology, Inc.
• 2025-07-07 Relisted — MLS Technology, Inc.
• 2025-05-29 Pending — MLS Technology, Inc.
• 2025-05-09 Relisted — MLS Technology, Inc.
• 2025-04-29 Pending — MLS Technology, Inc.
• 2025-03-31 Price Changed $120,000 MLS Technology, Inc.
• 2025-03-10 Price Changed $132,000 MLS Technology, Inc.
• 2025-02-21 Price Changed $134,000 MLS Technology, Inc.
• 2025-02-03 Listed $140,000 MLS Technology, Inc.
• 2022-07-01 Sold (Public Records) $97,000 Public Records
• 2022-06-30 Listing Removed — MLS Technology, Inc.
• 2022-06-28 Sold (MLS) $96,900 MLS Technology, Inc.
• 2022-05-23 Pending — MLS Technology, Inc.
• 2022-05-04 Listed $104,900 MLS Technology, Inc.
• 2020-06-03 Listing Removed — MLS Technology, Inc.
• 2020-01-27 Price Changed $64,900 MLS Technology, Inc.
• 2020-01-06 Listed $67,500 MLS Technology, Inc.
• 2017-05-25 Sold (MLS) $21,500 MLS Technology, Inc.
• 2017-05-02 Pending — MLS Technology, Inc.
• 2017-04-13 Price Changed $24,900 MLS Technology, Inc.
• 2017-03-15 Listed $29,900 MLS Technology, Inc.
• 2011-12-27 Listing Removed — MLS Technology, Inc.
• 2011-09-24 Listed $29,900 MLS Technology, Inc.
• 2000-11-21 Sold (Public Records) $53,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $612 · +4.8% YoY. Source: county tax records.