1121 W 9th St · Okmulgee, OK 74447

$100,000

3 bd · 2.0 ba · 2,288 sqft · SingleFamily public records · 28 Days on market

Built 1930 9,801 sqft lot Est $174k · 42% under ↓ 17% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Come make this house your own. Lots of potential in this 5 bedroom, 2 bathroom home, with large separate laundry room. It has a large insulated garage with a utility sink, has a work area and an air compressor ran through the attic to the garage and the hobby room. Four season enclosed porch with heating and cooling. Needs TLC to make it what you want.

Key facts

• Utility sink
• Heating and cooling
• 9,801 sq ft lot

Tags

• LARGE SEPARATE LAUNDRY ROOM
• LARGE INSULATED GARAGE
• UTILITY SINK
• FOUR SEASON ENCLOSED PORCH
• HEATING AND COOLING

Property features AI

Exterior

• Parking: Attached garage (garage faces rear); 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Vinyl siding over wood frame; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Enclosed porch; Porch; Shed(s); Chain link partial fencing; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range/Stove; Plumbed for ice maker
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas, multiple units); Central air conditioning (two units)
• Interior features: Ceiling fan(s); Laminate counters; Aluminum frame and vinyl windows; Electric oven and range connections; Plumbed for ice maker; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Gas 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 $421 ($5k/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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 7.6% 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: 146 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.41% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $173,888
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S Seminole Ave	0.63mi	4/2.0 (+1)	2,273 (-1%)	2mo	$192,000	$84	63
622 S Alabama Ave	0.47mi	4/2.0 (+1)	2,152 (-6%)	4mo	$195,000	$91	60
602 S Seminole Ave	0.58mi	4/2.0 (+1)	2,516 (+10%)	6mo	$60,000	$24	46
1300 W 4th St	0.29mi	2/1.0 (-1)	2,032 (-11%)	22mo	$25,000	$12	40
534 N Seminole Ave	0.74mi	3/1.5	2,210 (-3%)	24mo	$168,000	$76	38
511 N Okmulgee Ave	0.68mi	3/1.5	2,584 (+13%)	16mo	$15,000	$6	32
1220 S Dogwood Ave	0.73mi	4/3.5 (+1)	2,214 (-3%)	23mo	$200,000	$90	31

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $10,621
• Equity at exit: $14,910

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $43,850
• Equity at exit: $8,646

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 74447

• Home prices YoY: -3.6%
• Active inventory: 146
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $421

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 65%

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 20 events

1. 2026-06-18
   days on market $100,000 Active 28 DOM
2. 2026-06-17
   days on market $100,000 Active 27 DOM
3. 2026-06-16
   days on market $100,000 Active 26 DOM
4. 2026-06-15
   days on market $100,000 Active 25 DOM
5. 2026-06-13
   days on market $100,000 Active 23 DOM
6. 2026-06-12
   days on market $100,000 Active 22 DOM
7. 2026-06-09
   days on market $100,000 Active 19 DOM
8. 2026-06-08
   days on market $100,000 Active 18 DOM
9. 2026-06-08
   days on market $100,000 Active 17 DOM
10. 2026-06-07
    days on market $100,000 Active 16 DOM
11. 2026-06-04
    days on market $100,000 Active 13 DOM
12. 2026-06-02
    days on market $100,000 Active 12 DOM
13. 2026-06-01
    days on market $100,000 Active 11 DOM
14. 2026-05-31
    days on market $100,000 Active 10 DOM
15. 2026-05-21
    listed $100,000 Active
16. 2026-04-06
    status Active
17. 2026-02-26
    historical
18. 2026-01-13
    status Pending
19. 2025-11-20
    price $100,000
20. 2025-02-28
    listed $120,000 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 (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 7% 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: $16,890
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,909
• Taxable income: $3,677
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $4,168/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

-16.7% since first listed

6 events — show timeline

• 2026-05-21 Listed $100,000 MLS Technology, Inc.
• 2026-04-06 Relisted — MLS Technology, Inc.
• 2026-02-26 Listing Removed — MLS Technology, Inc.
• 2026-01-13 Pending — MLS Technology, Inc.
• 2025-11-20 Price Changed $100,000 MLS Technology, Inc.
• 2025-02-28 Listed $120,000 MLS Technology, Inc.

Property tax history

+5.5%/yr

Latest (2025): $157 · +6.1% YoY. Source: county tax records.