402 Elm · Tupelo, OK 74572

$119,900

3 bd · 1.0 ba · 1,015 sqft · SingleFamily · 140 Days on market

Built 1996 0.32 ac lot Est $121k · at est. ↓ 8% since listing

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +7.8/15.0
• Appreciation +6.3/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Cute 3-bedroom, 1-bath home situated on a spacious 0.32-acre lot in the town of Tupelo. This property offers a wonderful opportunity to create the perfect family home with plenty of room to make it your own. Enjoy the peaceful, country feel while still being conveniently close to all that Tupelo has to offer. An above-ground pool adds the perfect touch for cooling off during those Oklahoma summers. Don’t miss this charming home with great potential!

Key facts

• Spacious lot
• Above-ground pool
• Country feel

Tags

• ABOVE-GROUND POOL
• SPACIOUS LOT
• COUNTRY FEEL

Property features AI

Finance

• HOA & community: Sidewalks; Gutters (community feature)

Exterior

• Security: Storm shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: HardiPlank siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Patio; Rain gutters; Shed(s) / exterior storage; Chain link fencing; Above-ground pool with liner; Storm shelter

Interior

• Kitchen: Range / oven / stove
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (propane); Central air conditioning
• Interior features: Quartz and stone counters; Ceiling fan(s); Aluminum window frames; No additional interior features listed
• Laundry & utility: Electric water heater

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 $65 ($785/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 $113k (5.6% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#584 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Tupelo (rural): math 20% / reading 20% proficiency, ranked #413 of 513 in OK (top 80%) — 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: 9 active listings in the ZIP; 8 units permitted in Coal County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $3k appreciation (2.5% local appreciation)).
• Coal County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $120,785
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 W Pine	0.30mi	3/2.0	1,080 (+6%)	3mo	$129,000	$119	69

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

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.46×
• Total profit: $15,585
• Equity at exit: $50,674

10-year hold

• IRR: 11.2%
• Equity multiple: 2.59×
• Total profit: $53,543
• Equity at exit: $75,665

Cash invested: $33,572 (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 74572

• Home prices YoY: 1.5%
• Active inventory: 9
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $65

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   days on market $119,900 Active 140 DOM
2. 2026-06-08
   days on market $119,900 Active 139 DOM
3. 2026-06-08
   days on market $119,900 Active 138 DOM
4. 2026-06-05
   days on market $119,900 Active 136 DOM
5. 2026-06-04
   days on market $119,900 Active 134 DOM
6. 2026-06-02
   days on market $119,900 Active 133 DOM
7. 2026-06-01
   days on market $119,900 Active 132 DOM
8. 2026-05-31
   days on market $119,900 Active 131 DOM
9. 2026-05-18
   price $119,900
10. 2026-04-21
    price $127,500
11. 2026-02-15
    price $128,900
12. 2026-01-20
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,580
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,488
• Taxable loss: −$1,195
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,072/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: Tupelo
• NCES district ID: 4030270
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $39,174
• Composite: 20.12/100
• National rank: #13852
• State rank: #413 of 513 in OK

Livability — Tupelo

• Score: 54/100
• State rank: #584
• US rank: #23868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, OK
• Population (ZIP): 806

Population outlook (Coal County) Hauer SSP2

• Today (2025): 5,190 people
• By 2030: 4,951 · -4.6%
• By 2040: 4,507 · -13.2%
• By 2050: 4,186 · -19.3%
• By 2075: 4,057 · -21.8%
• By 2100: 4,331 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Two or more races 19% Native American 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: European 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Coal

• 2024 margin: Solid R (+71.3) · D 13.6% · R 84.9% · Other 1.5%
• 2008→2024 swing: -24.1pp toward R · 2008: -47.2pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.0 2016: R+61.9 2012: R+45.0 2008: R+47.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 171.4138
• 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

-7.8% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $119,900 MLS Technology, Inc.
• 2026-04-21 Price Changed $127,500 MLS Technology, Inc.
• 2026-02-15 Price Changed $128,900 MLS Technology, Inc.
• 2026-01-20 Listed $130,000 MLS Technology, Inc.