1222 N Okmulgee St · Okmulgee, OK 74447

$59,900

3 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 47 Days on market

Built 1930 0.41 ac lot Est $113k · 47% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 Bedroom, 1 Bathroom home that has a basement and a 24' x 60' Shop and a carport all sitting on 3 lots. Close to a public park, tennis courts, ball field, Primary School, and a short 40 minute drive to Tulsa. Needs TLC.

Key facts

• 24 x 60 shop
• Carport
• Tennis courts

Tags

• 24 X 60 SHOP
• CARPORT
• PUBLIC PARK
• TENNIS COURTS
• BALL FIELD
• SHORT DRIVE TO TULSA

Property features AI

Finance

• HOA & community: Community amenities include park and tennis courts; Neighborhood features sidewalks and gutters

Exterior

• Parking: Detached garage (2 spaces)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Entry level: first floor
• Construction: Asbestos and Masonite siding with wood frame construction; Asphalt/fiberglass roof; Basement and crawlspace foundation (partial basement noted)
• Exterior features: Covered porch; Rain gutters; Chain link partial fencing; Workshop

Interior

• Kitchen: Country-style kitchen; Dishwasher; Range; Garbage disposal; Electric water heater
• Bedrooms: Three first-floor bedrooms (each without an attached bath)
• Flooring: Carpet; Laminate
• Bathrooms: One full hall bathroom with bathtub
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum and wood window frames; Accessible doors; Ceramic countertops; Electric oven/range connections
• Laundry & utility: Electric dryer hookup; Interior utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $60k implies a 215% 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1930 — 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. 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. 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?
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: 1.68% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.17%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $113,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 N Alabama Ave	0.18mi	3/1.0	1,304 (-3%)	3mo	$109,900	$84	84
1118 N Alabama Ave	0.14mi	3/1.0	1,182 (-12%)	1mo	$15,000	$13	72
1103 N Alabama Ave	0.18mi	3/2.0	1,260 (-6%)	15mo	$141,000	$112	64
1401 N Taft Ave	0.38mi	3/2.0	1,234 (-8%)	3mo	$159,000	$129	62
910 N Okmulgee Ave	0.37mi	3/1.0	1,218 (-10%)	7mo	$50,000	$41	61
1422 N Alabama St	0.24mi	3/1.0	1,200 (-11%)	13mo	$148,999	$124	60
1218 N Oklahoma Ave	0.25mi	2/2.0 (-1)	1,288 (-4%)	15mo	$20,000	$16	60
901 N Seminole Ave	0.41mi	3/1.0	1,465 (+9%)	10mo	$159,900	$109	58
602 N Collins Ave	0.61mi	2/2.0 (-1)	1,333 (-1%)	5mo	$75,000	$56	57
400 Yuchi Dr	0.30mi	3/2.0	1,170 (-13%)	5mo	$105,000	$90	56
401 Creek Dr	0.39mi	2/2.0 (-1)	1,508 (+12%)	12mo	$117,000	$78	43
1422 N Kern Ave	0.57mi	3/1.0	1,192 (-11%)	15mo	$25,000	$21	42

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $17,145
• Equity at exit: $8,931

10-year hold

• IRR: 32.6%
• Equity multiple: 3.95×
• Total profit: $49,482
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $422

Break-even live

Break-even rent $475

Max offer price $59,900

Occupancy floor 53%

Sensitivity live

Price	-10% $456	-5% $439	+0% $422	+5% $405	+10% $388
Rent	-10% $342	-5% $382	+0% $422	+5% $462	+10% $501
Rate	-1.0pp $452	-0.5pp $437	base $422	+0.5pp $406	+1.0pp $390

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: $14,975
• Closing costs: $1,797
• 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	0.96mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	1.06mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	3d	1	1.16mi

Listing history 16 events

1. 2026-06-09
   days on market $59,900 Active 47 DOM
2. 2026-06-08
   days on market $59,900 Active 46 DOM
3. 2026-06-08
   days on market $59,900 Active 45 DOM
4. 2026-06-07
   days on market $59,900 Active 44 DOM
5. 2026-06-04
   days on market $59,900 Active 41 DOM
6. 2026-06-02
   days on market $59,900 Active 40 DOM
7. 2026-06-01
   days on market $59,900 Active 39 DOM
8. 2026-05-31
   days on market $59,900 Active 38 DOM
9. 2026-05-21
   price $59,900
10. 2026-05-16
    price $64,900
11. 2026-05-06
    price $69,900
12. 2026-04-23
    listed $75,000 Active
13. 2025-11-23
    historical
14. 2025-08-05
    price $100,000
15. 2025-07-23
    listed $110,000 Active
16. 1995-03-20
    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: $437 · $36/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$102/yr (+$9/mo · 23.4%)

ⓘ 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 5% 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: $12,110
• − Mortgage interest: −$3,355
• − Property taxes: −$437
• − Insurance: −$300
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$1,743
• Taxable income: $4,338
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,020/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

+215.3% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $59,900 MLS Technology, Inc.
• 2026-05-16 Price Changed $64,900 MLS Technology, Inc.
• 2026-05-06 Price Changed $69,900 MLS Technology, Inc.
• 2026-04-23 Listed $75,000 MLS Technology, Inc.
• 2025-11-23 Listing Removed — MLSOK
• 2025-08-05 Price Changed $100,000 MLSOK
• 2025-07-23 Listed $110,000 MLSOK
• 1995-03-20 Sold (Public Records) $19,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $437 · +6.3% YoY. Source: county tax records.