36007 S State 58 Hwy · Carnegie, OK 73015

$99,900

2 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 40 Days on market

Built 1940 3.22 ac lot

---

Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0
• Schools +1.4/10.0

Listing remarks

Farm homestead on 3+ acres with underground storm shelters (2) a large metal shop with 2 over-head doors, a small grain bin, 4 producing fruit trees, plenty of room for livestock and just a few miles to town. There are 3 water wells and a 40' X 70' shop with a concrete foundation plus wiring. Generac generator. .. The very genuine farmhouse has country wood floors and a large kitchen that says "welcome in" why don't you stay for dinner! Motivated sellers. .. ..

Key facts

• Large metal shop
• Concrete foundation
• Room for livestock

Tags

• UNDERGROUND STORM SHELTERS
• LARGE METAL SHOP
• PRODUCING FRUIT TREES
• ROOM FOR LIVESTOCK
• WATER WELLS
• CONCRETE FOUNDATION

Property features AI

Finance

• Other: Homestead exempt; Lot size approximately 3.22 acres; Directions available: 62 west from Chickasha continuing into 9 through Fort Cobb and into Carnegie. South on 58, 4 miles.
• Financial info: Assumable: Unknown; Loan qualification: Does not apply
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: Below-ground storm shelter
• Home design: Single family residence; One-level; Faces west; Residential property
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Outbuildings and workshop; Pasture

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $214 ($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: $97k (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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $35k; list at $100k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1940 — 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 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?
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: 1.06% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,595
• Equity at exit: $14,895

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $15,167
• Equity at exit: $8,638

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 73015

• Home prices YoY: -4.4%
• Active inventory: 14
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $214

Break-even live

Break-even rent $784

Max offer price $99,900

Occupancy floor 75%

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 15 events

1. 2026-06-18
   days on market $99,900 Active 40 DOM
2. 2026-06-17
   days on market $99,900 Active 39 DOM
3. 2026-06-16
   days on market $99,900 Active 38 DOM
4. 2026-06-15
   days on market $99,900 Active 37 DOM
5. 2026-06-13
   days on market $99,900 Active 35 DOM
6. 2026-06-12
   status $99,900 Active 34 DOM
7. 2026-04-21
   status Pending
8. 2026-03-18
   listed $99,900 Active
9. 2026-01-17
   historical
10. 2025-08-24
    price $150,000
11. 2025-08-04
    price $170,000
12. 2025-07-17
    listed $199,900 Active
13. 2002-09-09
    soldstatus $35,000
14. 1999-10-21
    soldstatus $30,000
15. 1991-03-01
    soldstatus $30,000

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$250/yr (+$21/mo · 38.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,660
• − Mortgage interest: −$5,596
• − Property taxes: −$649
• − Insurance: −$500
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,906
• Taxable income: $984
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,330/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: 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

• 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

+233.0% since first listed

9 events — show timeline

• 2026-04-21 Pending — MLSOK
• 2026-03-18 Listed $99,900 MLSOK
• 2026-01-17 Listing Removed — MLSOK
• 2025-08-24 Price Changed $150,000 MLSOK
• 2025-08-04 Price Changed $170,000 MLSOK
• 2025-07-17 Listed $199,900 MLSOK
• 2002-09-09 Sold (Public Records) $35,000 Public Records
• 1999-10-21 Sold (Public Records) $30,000 Public Records
• 1991-03-01 Sold (Public Records) $30,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $649 · +2.2% YoY. Source: county tax records.