106 Riley St · Haileyville, OK 74546

$120,000

3 bd · 1.0 ba · 1,341 sqft · SingleFamily public records · 72 Days on market

Built 1928 0.26 ac lot

---

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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Appreciation +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Nice vintage home located in Haileyville, OK. This 3 bedroom, 1 bath home has plenty of charm recent updates makes this not only a cute home but the amenities will make this a very comfortable home for many years to come. Home has a nice size living and dining area with an updated kitchen with custom cabinets and stainless appliances that will sell with the home. Most areas in the home have been renovated in the last few years. Other features include a nice electric fireplace insert that does well to heat the living area and giving it a warm cozy feel. The bathroom has been remodeled as well and the 3 bedrooms have fresh paint. Home has a nice size laundry/mudroom. Home has central air and heat wood laminate throughout most of the home. Exterior is vinyl siding with new windows and the roof is in great shape! You will love the carport and the attractive white fence along the lot frontage. This home is near the Haileyville school. Haileyville is a small town just minutes from McAlester Oklahoma. This home is priced to sell!

Key facts

• Recent updates
• Outdoor space
• 0.26 acre lot

Tags

• RECENT UPDATES
• OUTDOOR SPACE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Phone service available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation; Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding; Wood frame; Asphalt and fiberglass roof; Crawlspace foundation
• Exterior features: Deck; Decorative fencing; Storage structure

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Gas range and gas oven connections; Vinyl windows; Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $155 ($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 $114k (4.9% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#429 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Haileyville (town): math 15% / reading 20% proficiency, ranked #435 of 513 in OK (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $830 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1928 — 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: 0.95% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $12,069
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Hailey St	0.19mi	3/1.0	1,267 (-6%)	5mo	$12,000	$9	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,352
• Equity at exit: $26,648

10-year hold

• IRR: 6.2%
• Equity multiple: 1.57×
• Total profit: $18,998
• Equity at exit: $26,052

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 74546

• Home prices YoY: -0.7%
• Active inventory: 5
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $155

Break-even live

Break-even rent $945

Max offer price $120,000

Occupancy floor 81%

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: —

Listing history 25 events

1. 2026-06-18
   status $120,000 Pending 72 DOM
2. 2026-06-18
   days on market $120,000 Active 72 DOM
3. 2026-06-17
   days on market $120,000 Active 71 DOM
4. 2026-06-17
   price $120,000 Active 70 DOM
5. 2026-06-16
   days on market $130,000 Active 70 DOM
6. 2026-06-15
   days on market $130,000 Active 69 DOM
7. 2026-06-13
   days on market $130,000 Active 67 DOM
8. 2026-06-12
   days on market $130,000 Active 66 DOM
9. 2026-06-09
   days on market $130,000 Active 63 DOM
10. 2026-06-08
    days on market $130,000 Active 62 DOM
11. 2026-06-08
    days on market $130,000 Active 61 DOM
12. 2026-06-05
    days on market $130,000 Active 59 DOM
13. 2026-06-04
    days on market $130,000 Active 57 DOM
14. 2026-06-02
    days on market $130,000 Active 56 DOM
15. 2026-06-01
    days on market $130,000 Active 55 DOM
16. 2026-05-31
    days on market $130,000 Active 54 DOM
17. 2026-04-05
    listed $130,000 Active
18. 2023-05-25
    soldstatus $103,000
19. 2023-05-19
    soldstatus $103,000 Closed 1051-char remark

    Show marketing remark (1051 chars)

    Nice vintage home located in Haileyville, OK. This 3 bedroom, 1 bath home has plenty of charm recent updates makes this not only a cute home but the amenities will make this a very comfortable home for many years to come. Home has a nice size living and dining area with an updated kitchen with custom cabinets and stainless appliances that will sell with the home. Most areas in the home have been renovated in the last few years. Other features include a nice electric fireplace insert that does well to heat the living area and giving it a warm cozy feel. The bathroom has been remodeled as well and the 3 bedrooms have fresh paint. Home has a nice size laundry/mudroom. Home has central air and heat wood laminate throughout most of the home. Exterior is vinyl siding with new windows and the roof is in great shape! You will love the carport and the attractive white fence along the lot frontage. This home is near the Haileyville school. Haileyville is a small town just minutes from McAlester Oklahoma. This home is priced to sell!

20. 2023-04-25
    status Pending 1051-char remark

    Show marketing remark (1051 chars)

    Nice vintage home located in Haileyville, OK. This 3 bedroom, 1 bath home has plenty of charm recent updates makes this not only a cute home but the amenities will make this a very comfortable home for many years to come. Home has a nice size living and dining area with an updated kitchen with custom cabinets and stainless appliances that will sell with the home. Most areas in the home have been renovated in the last few years. Other features include a nice electric fireplace insert that does well to heat the living area and giving it a warm cozy feel. The bathroom has been remodeled as well and the 3 bedrooms have fresh paint. Home has a nice size laundry/mudroom. Home has central air and heat wood laminate throughout most of the home. Exterior is vinyl siding with new windows and the roof is in great shape! You will love the carport and the attractive white fence along the lot frontage. This home is near the Haileyville school. Haileyville is a small town just minutes from McAlester Oklahoma. This home is priced to sell!

21. 2023-03-31
    status Active 1051-char remark

    Show marketing remark (1051 chars)

    Nice vintage home located in Haileyville, OK. This 3 bedroom, 1 bath home has plenty of charm recent updates makes this not only a cute home but the amenities will make this a very comfortable home for many years to come. Home has a nice size living and dining area with an updated kitchen with custom cabinets and stainless appliances that will sell with the home. Most areas in the home have been renovated in the last few years. Other features include a nice electric fireplace insert that does well to heat the living area and giving it a warm cozy feel. The bathroom has been remodeled as well and the 3 bedrooms have fresh paint. Home has a nice size laundry/mudroom. Home has central air and heat wood laminate throughout most of the home. Exterior is vinyl siding with new windows and the roof is in great shape! You will love the carport and the attractive white fence along the lot frontage. This home is near the Haileyville school. Haileyville is a small town just minutes from McAlester Oklahoma. This home is priced to sell!

22. 2023-01-25
    status Pending 1051-char remark

    Show marketing remark (1051 chars)

    Nice vintage home located in Haileyville, OK. This 3 bedroom, 1 bath home has plenty of charm recent updates makes this not only a cute home but the amenities will make this a very comfortable home for many years to come. Home has a nice size living and dining area with an updated kitchen with custom cabinets and stainless appliances that will sell with the home. Most areas in the home have been renovated in the last few years. Other features include a nice electric fireplace insert that does well to heat the living area and giving it a warm cozy feel. The bathroom has been remodeled as well and the 3 bedrooms have fresh paint. Home has a nice size laundry/mudroom. Home has central air and heat wood laminate throughout most of the home. Exterior is vinyl siding with new windows and the roof is in great shape! You will love the carport and the attractive white fence along the lot frontage. This home is near the Haileyville school. Haileyville is a small town just minutes from McAlester Oklahoma. This home is priced to sell!

23. 2023-01-20
    listed $105,000 Active 1051-char remark

    Show marketing remark (1051 chars)

    Nice vintage home located in Haileyville, OK. This 3 bedroom, 1 bath home has plenty of charm recent updates makes this not only a cute home but the amenities will make this a very comfortable home for many years to come. Home has a nice size living and dining area with an updated kitchen with custom cabinets and stainless appliances that will sell with the home. Most areas in the home have been renovated in the last few years. Other features include a nice electric fireplace insert that does well to heat the living area and giving it a warm cozy feel. The bathroom has been remodeled as well and the 3 bedrooms have fresh paint. Home has a nice size laundry/mudroom. Home has central air and heat wood laminate throughout most of the home. Exterior is vinyl siding with new windows and the roof is in great shape! You will love the carport and the attractive white fence along the lot frontage. This home is near the Haileyville school. Haileyville is a small town just minutes from McAlester Oklahoma. This home is priced to sell!

24. 2010-10-01
    soldstatus $35,000
25. 1996-03-11
    soldstatus $22,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$276/yr (+$23/mo · 34.3%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,696
• − Mortgage interest: −$6,722
• − Property taxes: −$804
• − Insurance: −$600
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,491
• Taxable loss: −$112
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,891/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: Haileyville
• NCES district ID: 4013620
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $42,325
• Composite: 18.44/100
• National rank: #14039
• State rank: #435 of 513 in OK

Livability — Haileyville

• Score: 58/100
• State rank: #429
• US rank: #21088

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

• Census place: Haileyville, OK
• City population: 600
• Population (ZIP): 600

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 55% Two or more races 38% Native American 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 4% Scotch-Irish 4% European 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -1.41%
• Current HPI: 192.907
• 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

+490.9% since first listed

9 events — show timeline

• 2026-04-05 Listed $130,000 MLS Technology, Inc.
• 2023-05-25 Sold (Public Records) $103,000 Public Records
• 2023-05-19 Sold (MLS) $103,000 MLS Technology, Inc.
• 2023-04-25 Pending — MLS Technology, Inc.
• 2023-03-31 Relisted — MLS Technology, Inc.
• 2023-01-25 Pending — MLS Technology, Inc.
• 2023-01-20 Listed $105,000 MLS Technology, Inc.
• 2010-10-01 Sold (Public Records) $35,000 Public Records
• 1996-03-11 Sold (Public Records) $22,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $804 · -9.5% YoY. Source: county tax records.