812 W 6th St · Okmulgee, OK 74447

$29,900

2 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 181 Days on market

Built 1930 5,001 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

Key facts

• Formal dining room
• 2nd bathroom remodel
• Tall ceilings

Tags

• CRAFTSMAN STYLE WOODWORK
• FORMAL DINING ROOM
• TALL CEILINGS
• EXTRA ROOM
• 2ND BATHROOM REMODEL

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt fiberglass roof
• Exterior features: Covered porch; Partial chain link fencing; Lot approximately 0.115 acres

Interior

• Kitchen: Oven; Range; Stove
• Bedrooms: 1 full bathroom
• Flooring: Plywood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Floor furnace; Gas heating; Window cooling unit(s)
• Interior features: Laminate counters; Electric oven connection; Electric range connection; Wood window frames; No hot water
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.8% vs local median 7.5% in Okmulgee — 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 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: 147 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $897 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $5k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $30k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1930 — 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: 3.24% ✓
• Cap rate: 29.76%
• Cash-on-cash: 83.81%
• DSCR: 4.73
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $74,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 W 6th St	0.00mi	2/1.0	1,326 (0%)	16mo	$8,000	$6	87
1119 W 7th St	0.21mi	2/1.0	1,283 (-3%)	8mo	$139,000	$108	79
913 W 6th St	0.07mi	2/1.0	1,306 (-2%)	20mo	$36,777	$28	78
602 N Collins Ave	0.39mi	2/2.0	1,333 (+0%)	5mo	$75,000	$56	73
1210 W 8th St	0.30mi	3/2.0 (+1)	1,380 (+4%)	15mo	$15,000	$11	58
1338 W 6th St	0.43mi	3/2.0 (+1)	1,200 (-10%)	1mo	$50,000	$42	54
1225 W 5th St	0.32mi	3/2.0 (+1)	1,424 (+7%)	14mo	$175,000	$123	52
1300 W 3rd St	0.48mi	3/2.0 (+1)	1,485 (+12%)	1mo	$140,000	$94	48
911 N Kern Ave	0.64mi	2/2.0	1,261 (-5%)	16mo	$69,999	$56	45
910 N Okmulgee Ave	0.66mi	3/1.0 (+1)	1,218 (-8%)	7mo	$50,000	$41	44
916 S Okmulgee Ave	0.68mi	2/1.0	1,518 (+14%)	6mo	$63,000	$42	39
901 N Seminole Ave	0.69mi	3/1.0 (+1)	1,465 (+10%)	10mo	$159,900	$109	37

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: 84.2%
• Equity multiple: 4.87×
• Total profit: $32,396
• Equity at exit: $4,458

10-year hold

• IRR: 87.4%
• Equity multiple: 10.10×
• Total profit: $76,160
• Equity at exit: $2,585

Cash invested: $8,372 (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: 147
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$12 /mo · $138/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $585

Break-even live

Break-even rent $229

Max offer price $29,900

Occupancy floor 35%

Sensitivity live

Price	-10% $602	-5% $593	+0% $585	+5% $576	+10% $568
Rent	-10% $508	-5% $546	+0% $585	+5% $623	+10% $661
Rate	-1.0pp $600	-0.5pp $592	base $585	+0.5pp $577	+1.0pp $569

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	15d	1	0.15mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	4d	1	0.22mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	0.65mi

Listing history 12 events

1. 2026-03-26
   price $29,900
2. 2025-11-26
   listed $35,000 Active
3. 2025-02-26
   soldstatus $8,000 Closed 520-char remark

   Show marketing remark (520 chars)

   Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

4. 2025-01-15
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

5. 2025-01-13
   listed $12,000 Active 520-char remark

   Show marketing remark (520 chars)

   Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

6. 2024-05-15
   soldstatus $12,500 Closed 520-char remark

   Show marketing remark (520 chars)

   Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

7. 2024-05-04
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

8. 2024-04-24
   status Active 520-char remark

   Show marketing remark (520 chars)

   Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

9. 2024-04-24
   price $15,000 520-char remark

   Show marketing remark (520 chars)

   Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

10. 2024-03-04
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

11. 2024-02-15
    listed $10,000 Active 520-char remark

    Show marketing remark (520 chars)

    Handy man special! Cute Bungalow, 2 bedroom, 1 bath home that is ready for someone that can finish remodel. Owner started remodeling process but has not finished. Lots of possibilities with craftsman style woodwork. Spacious rooms, tall ceilings and vintage feel. Formal dining room, large living and extra room that could be 3rd bedroom or hobby room. Master bedroom has 2nd bathroom that has beginning stage of remodel. You can finish this home with your style. Cash only will not qualify for financing. Selling as is.

12. 1998-07-24
    soldstatus $19,000

ⓘ 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: $138 · $12/mo
• Projected year-2 tax: $269 · $22/mo
• Expected delta: +$131/yr (+$11/mo · 95.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,628
• − Mortgage interest: −$1,675
• − Property taxes: −$138
• − Insurance: −$150
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$870
• Taxable income: $6,935
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $5,352/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

+57.4% since first listed

12 events — show timeline

• 2026-03-26 Price Changed $29,900 MLS Technology, Inc.
• 2025-11-26 Listed $35,000 MLS Technology, Inc.
• 2025-02-26 Sold (MLS) $8,000 MLS Technology, Inc.
• 2025-01-15 Pending — MLS Technology, Inc.
• 2025-01-13 Listed $12,000 MLS Technology, Inc.
• 2024-05-15 Sold (MLS) $12,500 MLS Technology, Inc.
• 2024-05-04 Pending — MLS Technology, Inc.
• 2024-04-24 Relisted — MLS Technology, Inc.
• 2024-04-24 Price Changed $15,000 MLS Technology, Inc.
• 2024-03-04 Pending — MLS Technology, Inc.
• 2024-02-15 Listed $10,000 MLS Technology, Inc.
• 1998-07-24 Sold (Public Records) $19,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $138 · -46.7% YoY. Source: county tax records.