None · Carnegie, OK 73015

$75,000

3 bd · 3.0 ba · 1,915 sqft · SingleFamily · 44 Days on market

Built 1915 Poor condition 7,876 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +1.4/10.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Older 2 story house with a full basement on a corner lot. Property has lots of character

Key facts

• Fenced yard
• 7,876 sq ft lot
• Built 1915

Tags

• FENCED YARD
• ORIGINAL TOWNSITE OF CARNEGIE

Property features AI

Finance

• Other: Occupied by owner; Living area reported as 1,915 (assessor)
• Financial info: Assumable loans: No; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Utilities: Manual geocode source
• Home design: Single family residence; Residential property; Two-level property; Faces east; Existing property; Homestead exempt
• Construction: Frame construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Chain link fencing; Corner lot; Below-ground storm shelter

Interior

• Kitchen: Free-standing range
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#246 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Carnegie (rural): math 15% / reading 19% proficiency, ranked #212 of 270 in OK (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carnegie Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 278 students, 0% FRL); Carnegie Hs (math 15% / reading 15%, grade F, #323 of 447 statewide, top 74%, 141 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.
• Current owner paid $50k; list at $75k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 1.49% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.91%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $155,115
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 S Carnegie St	0.21mi	3/2.0	1,850 (-3%)	1mo	$149,900	$81	80
211 W Birch St	0.36mi	4/2.0 (+1)	1,904 (-1%)	4mo	$142,000	$75	70
414 S Carol St	0.46mi	2/2.0 (-1)	1,944 (+2%)	6mo	$167,000	$86	62
206 E 3rd St	0.21mi	3/1.0	1,724 (-10%)	8mo	$30,000	$17	59
409 S Bruce St	0.42mi	3/2.0	1,772 (-8%)	7mo	$145,000	$82	58
104 E 2nd St	0.10mi	2/1.0 (-1)	1,756 (-8%)	22mo	$125,000	$71	50
518 S Carnegie St	0.44mi	3/2.0	2,185 (+14%)	6mo	$190,000	$87	47

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $11,166
• Equity at exit: $11,183

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $39,797
• Equity at exit: $6,485

Cash invested: $21,000 (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 73015

• Home prices YoY: -4.4%
• Active inventory: 14
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $366

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 44 DOM
2. 2026-06-17
   days on market $75,000 Active 43 DOM
3. 2026-06-16
   days on market $75,000 Active 42 DOM
4. 2026-06-15
   days on market $75,000 Active 41 DOM
5. 2026-06-13
   days on market $75,000 Active 39 DOM
6. 2026-06-12
   days on market $75,000 Active 38 DOM
7. 2026-06-09
   days on market $75,000 Active 35 DOM
8. 2026-06-08
   days on market $75,000 Active 34 DOM
9. 2026-06-08
   days on market $75,000 Active 33 DOM
10. 2026-06-07
    days on market $75,000 Active 32 DOM
11. 2026-06-04
    days on market $75,000 Active 29 DOM
12. 2026-06-02
    days on market $75,000 Active 28 DOM
13. 2026-06-01
    days on market $75,000 Active 27 DOM
14. 2026-05-31
    days on market $75,000 Active 26 DOM
15. 2026-05-04
    listed $75,000 Active
16. 2021-09-02
    soldstatus $50,000 Sold 89-char remark

    Show marketing remark (89 chars)

    Older 2 story house with a full basement on a corner lot. Property has lots of character

17. 2021-06-29
    status Pending 89-char remark

    Show marketing remark (89 chars)

    Older 2 story house with a full basement on a corner lot. Property has lots of character

18. 2021-06-29
    listed $50,000 Active 89-char remark

    Show marketing remark (89 chars)

    Older 2 story house with a full basement on a corner lot. Property has lots of character

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,431
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,182
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,575/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its exterior, foundation, windows, roof, HVAC, and landscaping, significantly impacting its value. Immediate action is needed to stabilize the structure and improve its appearance.

Repairs flagged

• Major Exterior siding — Missing and exposed
• Major Foundation — Exposed wooden beams
• Major Windows — Exposed wooden beams
• Major Roof — Exposed wooden beams
• Major HVAC/mechanicals — Exposed wooden beams
• Major Landscaping — Overgrown and unkempt

Value-add opportunities

• Resale Exterior siding and windows — Improves curb appeal and home value
• Resale Foundation and roof — Stabilizes the structure and adds value
• Rental HVAC/mechanicals — Ensures comfort and attracts tenants
• Both Landscaping — Enhances curb appeal and attracts buyers/tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Missing and exposed	Major	$15,000–50,000
Foundation · Exposed wooden beams	Major	$15,000–50,000
Windows · Exposed wooden beams	Major	$15,000–50,000
Roof · Exposed wooden beams	Major	$15,000–50,000
HVAC/mechanicals · Exposed wooden beams	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Exterior siding and windows — Improves curb appeal and home value ↑
• Resale Foundation and roof — Stabilizes the structure and adds value ↑
• Rental HVAC/mechanicals — Ensures comfort and attracts tenants ↑
• Both Landscaping — Enhances curb appeal and attracts buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carnegie
• NCES district ID: 4006630
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 19% ▼ -18.00%
• Median HH income: $32,189
• Composite: 13.71/100
• National rank: #9497
• State rank: #212 of 270 in OK

Livability — Carnegie

• Score: 62/100
• State rank: #246
• US rank: #16515

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: Carnegie, OK
• Population (ZIP): 2,365

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 54% Native American 20% Hispanic / Latino 18% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Iranian 2% Italian 1% European 1%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · Spanish 10%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.28%
• Current HPI: 159.676
• 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

+50.0% since first listed

4 events — show timeline

• 2026-05-04 Listed $75,000 MLSOK
• 2021-09-02 Sold (MLS) $50,000 MLSOK
• 2021-06-29 Pending — MLSOK
• 2021-06-29 Listed $50,000 MLSOK