20114 N County Road 4460 · Stigler, OK 74462

$100,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 287 Days on market

Built 1992 1.00 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

Key facts

• One acre
• 1 acre lot
• Garage

Tags

• ONE ACRE
• OPEN-CONCEPT DINING AREA
• FRENCH DRAINAGE SYSTEM
• 10 X 12 STORAGE BUILDING

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: 1-car garage; Additional storage parking feature
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Rain gutters; Satellite dish; Storage outbuilding; Mature trees; Barbed wire fencing

Interior

• Kitchen: Electric oven/range connections
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Window AC units
• Interior features: Ceramic counters; Ceiling fan(s); Accessible doors; Vinyl window frames; Electric oven/range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.7% in Stigler — 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 65/100 on livability (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, amenities F.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 287 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.13×
• Total profit: $31,647
• Equity at exit: $49,711

10-year hold

• IRR: 19.7%
• Equity multiple: 4.07×
• Total profit: $86,069
• Equity at exit: $80,526

Cash invested: $28,000 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $238

Break-even live

Break-even rent $794

Max offer price $100,000

Occupancy floor 73%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $100,000 Active 287 DOM
2. 2026-06-17
   days on market $100,000 Active 286 DOM
3. 2026-06-16
   days on market $100,000 Active 285 DOM
4. 2026-06-15
   days on market $100,000 Active 284 DOM
5. 2026-06-13
   days on market $100,000 Active 282 DOM
6. 2026-06-12
   days on market $100,000 Active 281 DOM
7. 2026-06-09
   days on market $100,000 Active 278 DOM
8. 2026-06-08
   days on market $100,000 Active 277 DOM
9. 2026-06-08
   days on market $100,000 Active 276 DOM
10. 2026-06-07
    days on market $100,000 Active 275 DOM
11. 2026-06-04
    days on market $100,000 Active 272 DOM
12. 2026-06-02
    days on market $100,000 Active 271 DOM
13. 2026-06-01
    days on market $100,000 Active 270 DOM
14. 2026-05-31
    days on market $100,000 Active 269 DOM
15. 2025-10-12
    price $100,000
16. 2025-09-14
    price $120,000
17. 2025-09-03
    listed $125,000 Active
18. 2022-12-21
    soldstatus $109,000
19. 2022-12-20
    soldstatus $109,000 Closed 620-char remark

    Show marketing remark (620 chars)

    Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

20. 2022-12-16
    status Pending 620-char remark

    Show marketing remark (620 chars)

    Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

21. 2022-11-11
    price $115,000 620-char remark

    Show marketing remark (620 chars)

    Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

22. 2022-10-16
    status Active 620-char remark

    Show marketing remark (620 chars)

    Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

23. 2022-10-12
    status Pending 620-char remark

    Show marketing remark (620 chars)

    Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

24. 2022-09-27
    price $120,000 620-char remark

    Show marketing remark (620 chars)

    Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

25. 2022-08-30
    price $134,900 620-char remark

    Show marketing remark (620 chars)

    Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

26. 2022-08-01
    listed $149,900 Active 620-char remark

    Show marketing remark (620 chars)

    Country living on 1 acre, but close to amenities of town, located in Stigler, Oklahoma! This property has tons of potential and a large living room with open concept dining into kitchen. Attached 2 car garage has extra storage and a French draining system. 3 bed 1.5 bath home is roughly 1500 sq ft and attached garage is 624 sq ft. Property has a 10X12 storage building for extra storage with room for more buildings or shop for future owners. Home has gutters, large living room, one bedroom has a half bath attached. Flooring allowance will be considered with appropriate offer. Lots of potential and priced to sell!!

27. 2022-06-13
    historical
28. 2022-06-08
    price $129,999
29. 2022-05-11
    listed $149,900 Active
30. 2015-11-06
    soldstatus $95,000
31. 2013-01-02
    soldstatus $47,500
32. 2005-01-10
    soldstatus $76,000
33. 2003-01-31
    soldstatus $63,000

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$168/yr (+$14/mo · 23.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $13,141
• − Mortgage interest: −$5,602
• − Property taxes: −$732
• − Insurance: −$500
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,909
• Taxable income: $1,296
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,546/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

+58.7% since first listed

19 events — show timeline

• 2025-10-12 Price Changed $100,000 MLS Technology, Inc.
• 2025-09-14 Price Changed $120,000 MLS Technology, Inc.
• 2025-09-03 Listed $125,000 MLS Technology, Inc.
• 2022-12-21 Sold (Public Records) $109,000 Public Records
• 2022-12-20 Sold (MLS) $109,000 MLS Technology, Inc.
• 2022-12-16 Pending — MLS Technology, Inc.
• 2022-11-11 Price Changed $115,000 MLS Technology, Inc.
• 2022-10-16 Relisted — MLS Technology, Inc.
• 2022-10-12 Pending — MLS Technology, Inc.
• 2022-09-27 Price Changed $120,000 MLS Technology, Inc.
• 2022-08-30 Price Changed $134,900 MLS Technology, Inc.
• 2022-08-01 Listed $149,900 MLS Technology, Inc.
• 2022-06-13 Listing Removed — MLS Technology, Inc.
• 2022-06-08 Price Changed $129,999 MLS Technology, Inc.
• 2022-05-11 Listed $149,900 MLS Technology, Inc.
• 2015-11-06 Sold (Public Records) $95,000 Public Records
• 2013-01-02 Sold (Public Records) $47,500 Public Records
• 2005-01-10 Sold (Public Records) $76,000 Public Records
• 2003-01-31 Sold (Public Records) $63,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $732 · +3.4% YoY. Source: county tax records.