18550 168th St · Slaughterville, OK 73051

$198,000

2 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 142 Days on market

Built 1982 2.50 ac lot Est $268k · 26% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Schools +1.4/10.0

Listing remarks

This beautifully remodeled 3-bedroom, 2-bathroom home in Lexington, Oklahoma offers 1,152 sqft of comfortable living on 2.5 acres - perfect for those seeking space and flexibility. Recent updates include brand-new flooring, a new HVAC system, a new roof, and fresh interior paint, making this home truly move-in ready. Enjoy the freedom of unrestricted land with room for animals, a shop, or future expansion, all while being conveniently located just 15 minutes east of Purcell, OK. This property combines modern upgrades with peaceful country living and easy access to nearby amenities. This home is being sold “As-Is”.

Key facts

• Remodeled
• New flooring
• Fresh interior paint

Tags

• REMODELED
• NEW FLOORING
• NEW HVAC SYSTEM
• NEW ROOF
• FRESH INTERIOR PAINT
• UNRESTRICTED LAND

Property features AI

Finance

• Other: 2.5-acre lot; Storm shelter: No; Occupied: No; Owner is an associate of the brokerage
• Financial info: Seller will sell as-is; Assumable loan: No; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Private well available; Septic tank
• Home design: Single family residence; One-level property; Residential property
• Construction: Brick and frame construction; Composition roof (replaced/updated 2024); Slab foundation
• Exterior features: Rural lot

Interior

• Kitchen: Warming drawer
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: Warming drawer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (34.9% below list).
• Recommended offer: $129k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#228 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Lexington (town): math 13% / reading 18% proficiency, ranked #214 of 270 in OK (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lexington Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 473 students, 0% FRL); Lexington Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 300 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 73 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $198k implies a 401% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,908 (34.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.65% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $267,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16201 Quail Run Rd	0.40mi	3/2.0 (+1)	1,472 (+3%)	1mo	$275,000	$187	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $95,779
• Equity at exit: $178,374

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $291,314
• Equity at exit: $384,670

Cash invested: $55,440 (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 73051

• Home prices YoY: 5.5%
• Active inventory: 73
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-188

Break-even live

Break-even rent $1,527

Max offer price $164,781

Occupancy floor —

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $198,000 Active 142 DOM
2. 2026-06-17
   days on market $198,000 Active 141 DOM
3. 2026-06-16
   days on market $198,000 Active 140 DOM
4. 2026-06-15
   days on market $198,000 Active 139 DOM
5. 2026-06-13
   days on market $198,000 Active 137 DOM
6. 2026-06-12
   days on market $198,000 Active 136 DOM
7. 2026-06-09
   days on market $198,000 Active 133 DOM
8. 2026-06-08
   days on market $198,000 Active 132 DOM
9. 2026-06-08
   days on market $198,000 Active 131 DOM
10. 2026-06-07
    days on market $198,000 Active 130 DOM
11. 2026-06-04
    days on market $198,000 Active 127 DOM
12. 2026-06-02
    days on market $198,000 Active 126 DOM
13. 2026-06-01
    days on market $198,000 Active 125 DOM
14. 2026-05-31
    days on market $198,000 Active 124 DOM
15. 2026-01-27
    listed $198,000 Active
16. 1989-06-19
    soldstatus $39,500

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,782 · $148/mo
• Expected delta: +$755/yr (+$63/mo · 73.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,469
• − Mortgage interest: −$11,091
• − Property taxes: −$1,027
• − Insurance: −$990
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$5,760
• Taxable loss: −$5,874
• Est. tax savings @ 24.0%: +$1,410
• After-tax cash flow: $-847/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: Lexington
• NCES district ID: 4017580
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -5.00%
• Median HH income: $44,923
• Composite: 13.68/100
• National rank: #9501
• State rank: #214 of 270 in OK

Livability — Slaughterville

• Score: 63/100
• State rank: #228
• US rank: #15883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,003
• Population (ZIP): 10,079

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 13% Hispanic / Latino 9% Native American 8% Black 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.58%
• Current HPI: 298.2589
• 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

+401.3% since first listed

2 events — show timeline

• 2026-01-27 Listed $198,000 MLSOK
• 1989-06-19 Sold (Public Records) $39,500 Public Records

Property tax history

+5.3%/yr

Latest (2024): $1,027 · +12.2% YoY. Source: county tax records.