1030 4th · Stuart, OK 74570

$99,900

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 131 Days on market

Built 1955 5.00 ac 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Motivated seller Looking for the property that needs some TLC siting on some acreage look no more

Key facts

• 5 acre lot
• Built 1955
• Listed 131 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/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: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#478 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime F.
• Stuart (rural): math 30% / reading 30% proficiency, ranked #242 of 513 in OK (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 7 units permitted in Hughes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $100k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1955 — 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: 1.11% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $300,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Grand Ave	0.39mi	2/2.0 (-1)	1,500 (-0%)	2mo	$299,900	$200	71
429 5th St	0.43mi	3/2.0	1,568 (+4%)	22mo	$150,000	$96	50

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: 18.4%
• Equity multiple: 2.05×
• Total profit: $29,233
• Equity at exit: $44,919

10-year hold

• IRR: 19.7%
• Equity multiple: 3.86×
• Total profit: $79,881
• Equity at exit: $69,226

Cash invested: $27,972 (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 74570

• Active inventory: 13
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $271

Break-even live

Break-even rent $767

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-02-05
   status Pending
2. 2026-01-12
   price $99,900
3. 2025-09-23
   listed $114,900 Active
4. 2023-02-24
   soldstatus $60,000
5. 2007-02-09
   soldstatus $84,000
6. 1998-11-17
   soldstatus $24,000

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$418/yr (+$35/mo · 86.8%)

ⓘ 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 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: $13,309
• − Mortgage interest: −$5,596
• − Property taxes: −$481
• − Insurance: −$500
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,906
• Taxable income: $1,697
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,840/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: Stuart
• NCES district ID: 4029100
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $49,280
• Composite: 28.97/100
• National rank: #11937
• State rank: #242 of 513 in OK

Livability — Stuart

• Score: 57/100
• State rank: #478
• US rank: #22113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, OK
• Population (ZIP): 1,212

Population outlook (Hughes County) Hauer SSP2

• Today (2025): 13,323 people
• By 2030: 13,172 · -1.1%
• By 2040: 13,060 · -2.0%
• By 2050: 13,130 · -1.4%
• By 2075: 13,932 · +4.6%
• By 2100: 14,649 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Native American 15% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Russian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hughes

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.4% · Other 1.8%
• 2008→2024 swing: -33.1pp toward R · 2008: -29.4pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+60.9 2016: R+53.6 2012: R+34.9 2008: R+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+316.2% since first listed

6 events — show timeline

• 2026-02-05 Pending — MLS Technology, Inc.
• 2026-01-12 Price Changed $99,900 MLS Technology, Inc.
• 2025-09-23 Listed $114,900 MLS Technology, Inc.
• 2023-02-24 Sold (Public Records) $60,000 Public Records
• 2007-02-09 Sold (Public Records) $84,000 Public Records
• 1998-11-17 Sold (Public Records) $24,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $481 · -21.9% YoY. Source: county tax records.