101 N 7th · Jet, OK 73749

$88,500

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 59 Days on market

Built 1960 0.32 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +4.5/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

100% VA Loan @Prime Lending, 4.25% int, 30 yrs 1160 sq ft mol per Courthouse Records Concessions pd by Seller for Buyer $3,900 Lovely Home, Quiet Living, Newer Metal Roof, all updated. Ready for new owners. Perfect 1st home. New Price. Must see lots of Extra's.

Key facts

• 0.32 acre lot
• Built 1960
• Listed 58 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story; Faces east
• Construction: Wood siding; Metal roof; Built as a 1-story home
• Exterior features: Wood fence; Corner lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Microwave

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $88k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#65 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D-, amenities F.
• Timberlake (rural): math 45% / reading 30% proficiency, ranked #130 of 513 in OK (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $612 of loan paydown is wiped out by about $955 of value loss. Plan a longer hold.
• Alfalfa County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $65k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,845 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.11% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.34×
• Total profit: $8,494
• Equity at exit: $21,025

10-year hold

• IRR: 14.0%
• Equity multiple: 2.38×
• Total profit: $34,116
• Equity at exit: $21,790

Cash invested: $24,780 (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 73749

• Home prices YoY: -1.1%
• Active inventory: 3
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$464
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $243

Break-even live

Break-even rent $677

Max offer price $88,500

Occupancy floor 70%

Sensitivity live

Price	-10% $294	-5% $269	+0% $243	+5% $218	+10% $193
Rent	-10% $166	-5% $205	+0% $243	+5% $282	+10% $321
Rate	-1.0pp $288	-0.5pp $266	base $243	+0.5pp $221	+1.0pp $197

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $88,500 Active 59 DOM
2. 2026-06-18
   days on market $88,500 Active 58 DOM
3. 2026-06-17
   days on market $88,500 Active 57 DOM
4. 2026-06-16
   days on market $88,500 Active 56 DOM
5. 2026-06-15
   days on market $88,500 Active 55 DOM
6. 2026-06-14
   days on market $88,500 Active 53 DOM
7. 2026-06-12
   days on market $88,500 Active 52 DOM
8. 2026-06-09
   days on market $88,500 Active 49 DOM
9. 2026-06-08
   days on market $88,500 Active 48 DOM
10. 2026-06-07
    days on market $88,500 Active 47 DOM
11. 2026-06-03
    days on market $88,500 Active 43 DOM
12. 2026-06-02
    days on market $88,500 Active 42 DOM
13. 2026-06-01
    days on market $88,500 Active 41 DOM
14. 2026-05-31
    days on market $88,500 Active 40 DOM
15. 2026-05-30
    days on market $88,500 Active 39 DOM
16. 2026-04-21
    listed $88,500 Active
17. 2017-09-20
    soldstatus $65,000
18. 2017-09-15
    soldstatus $65,000 262-char remark

    Show marketing remark (262 chars)

    100% VA Loan @Prime Lending, 4.25% int, 30 yrs 1160 sq ft mol per Courthouse Records Concessions pd by Seller for Buyer $3,900 Lovely Home, Quiet Living, Newer Metal Roof, all updated. Ready for new owners. Perfect 1st home. New Price. Must see lots of Extra's.

19. 2017-04-17
    listed $65,000 262-char remark

    Show marketing remark (262 chars)

    100% VA Loan @Prime Lending, 4.25% int, 30 yrs 1160 sq ft mol per Courthouse Records Concessions pd by Seller for Buyer $3,900 Lovely Home, Quiet Living, Newer Metal Roof, all updated. Ready for new owners. Perfect 1st home. New Price. Must see lots of Extra's.

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$392/yr (+$33/mo · 97.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,820
• − Mortgage interest: −$4,957
• − Property taxes: −$404
• − Insurance: −$442
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,575
• Taxable income: $1,550
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $2,550/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: Timberlake
• NCES district ID: 4000013
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $46,887
• Composite: 34.68/100
• National rank: #10064
• State rank: #130 of 513 in OK

Livability — Jet

• Score: 68/100
• State rank: #65
• US rank: #9402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jet, OK
• Population (ZIP): 447

Population outlook (Alfalfa County) Hauer SSP2

• Today (2025): 6,473 people
• By 2030: 6,888 · +6.4%
• By 2040: 7,852 · +21.3%
• By 2050: 9,078 · +40.2%
• By 2075: 11,842 · +82.9%
• By 2100: 12,675 · +95.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Polish 2% European 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Alfalfa

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.5%
• 2008→2024 swing: -10.4pp toward R · 2008: -66.2pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+77.2 2016: R+76.0 2012: R+69.4 2008: R+66.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.08%
• Current HPI: 94.0259
• 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

+36.2% since first listed

4 events — show timeline

• 2026-04-21 Listed $88,500 NWOAR
• 2017-09-20 Sold (Public Records) $65,000 Public Records
• 2017-09-15 Sold (MLS) $65,000 NWOAR
• 2017-04-17 Listed $65,000 NWOAR

Property tax history

+10.4%/yr

Latest (2025): $404 · +4.7% YoY. Source: county tax records.