206 Maple Dr · Pocola, OK 74902

$1

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 2 Days on market

Built 1973 0.30 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.5/30.0
• Appreciation +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

Auction 7/23/2026 @ 10 am. This appx 1,476 sf brick home features 3 bedrooms and 2 bathrooms, making it a great choice for a family home or a solid rental property. The home is total electric, has a fireplace in the living area and has new laminate flooring and fresh paint. Outside, you’ll find a 2-car garage plus a carport for extra covered parking. Don’t miss this opportunity to buy a clean, solid home at your price.

Key facts

• Fresh paint
• Carport
• Brick home

Tags

• BRICK HOME
• TOTAL ELECTRIC
• FIREPLACE
• NEW LAMINATE FLOORING
• FRESH PAINT
• CARPORT

Property features AI

Exterior

• Parking: Attached concrete garage with 2 covered spaces
• Utilities: Public water; Electricity available
• Home design: Single-family house; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Metal roof; Outbuilding; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Oven
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Family room fireplace
• Laundry & utility: Electric dryer hookup; Electric water heater

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $228,780 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-585 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 64/100 on livability (#179 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Pocola (rural): math 15% / reading 23% proficiency, ranked #188 of 270 in OK (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pocola Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 385 students, 0% FRL); Pocola Ms (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 155 students, 0% FRL); Pocola Hs (math 15% / reading 34%, grade F, #145 of 447 statewide, top 33%, 207 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 343170.0% of price.
• Climate carrying-cost: moderate 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 $1

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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.55% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.95%
• DSCR: 0.51
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $228,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8210 Avignon Ln	0.43mi	3/2.0	1,462 (-1%)	9mo	$214,900	$147	70
412 Chateau Dr	0.57mi	3/2.0	1,474 (-0%)	16mo	$215,000	$146	60
8408 Avignon Ln	0.41mi	3/2.0	1,383 (-6%)	15mo	$215,000	$155	58
413 Chateau Dr	0.59mi	3/2.0	1,411 (-4%)	11mo	$210,000	$149	56
615 Windbrook Ct	0.68mi	3/2.0	1,547 (+5%)	6mo	$229,500	$148	56
8104 Avignon Ln	0.45mi	3/2.0	1,629 (+10%)	7mo	$225,000	$138	56
614 Dugan Mill Cir	0.64mi	3/2.0	1,422 (-4%)	20mo	$224,900	$158	47
501 Apple Valley Dr	0.56mi	3/2.0	1,309 (-11%)	12mo	$209,999	$160	45
106 Janet Ln	0.73mi	3/2.0	1,323 (-10%)	7mo	$276,000	$209	43
404 Apple Valley Dr	0.52mi	3/2.0	1,615 (+9%)	21mo	$236,500	$146	42
500 Bordeaux Cir	0.55mi	3/2.0	1,260 (-15%)	13mo	$195,000	$155	39
604 Dugan Mill Cir	0.62mi	3/2.0	1,333 (-10%)	19mo	$207,000	$155	39

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

Projected returns pro-forma

-1.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.09×
• Total profit: $-58,364
• Equity at exit: $51,064

10-year hold

• IRR: -16.4%
• Equity multiple: -0.31×
• Total profit: $-84,033
• Equity at exit: $50,151

Cash invested: $64,058 (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 74902

• Home prices YoY: -0.5%
• Active inventory: 40

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$1,200
• Tax est. 1.5%: −$286 /mo · $3,432/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-585

Break-even live

Break-even rent $2,001

Max offer price $144,159

Occupancy floor —

Sensitivity live

Price	-10% $-427	-5% $-506	+0% $-585	+5% $-664	+10% $-743
Rent	-10% $-684	-5% $-635	+0% $-585	+5% $-535	+10% $-485
Rate	-1.0pp $-470	-0.5pp $-527	base $-585	+0.5pp $-644	+1.0pp $-704

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: $57,195
• Closing costs: $6,863
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7401 Martin Dr Unit 7 Fort Smith, AR	2.0	2.0	900	$995	$1.11	14d	1	0.93mi
700 Hillside Dr Fort Smith, AR	3.0	1.5	1168	$1,400	$1.20	22d	1	1.05mi
1206 Mesa Dr Fort Smith, AR	3.0	2.0	1369	$1,400	$1.02	14d	1	1.05mi
1415 Willowbrook Cir Fort Smith, AR	3.0	2.0	1650	$1,299	$0.79	14d	1	1.39mi
1709 Brooken Hill Dr Fort Smith, AR	2.0	2.0	1043	$1,100	$1.05	14d	1	1.49mi

Listing history 3 events

1. 2026-06-19
   days on market $1 Active 2 DOM
2. 2026-06-17
   remarks 422-char remark
3. 2026-06-17
   listed $1 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,133
• − Mortgage interest: −$12,815
• − Property taxes: −$3,432
• − Insurance: −$1,144
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$6,655
• Taxable loss: −$11,335
• Est. tax savings @ 24.0%: +$2,720
• After-tax cash flow: $-4,297/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: Pocola
• NCES district ID: 4024630
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $38,047
• Composite: 15.91/100
• National rank: #9255
• State rank: #188 of 270 in OK

Livability — Pocola

• Score: 64/100
• State rank: #179
• US rank: #14166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocola, OK
• City population: 4,359
• Population (ZIP): 4,359

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 12% Native American 10% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.38%
• Current HPI: 280.9093
• 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

Property tax history

+3.6%/yr

Latest (2025): $487 · +3.0% YoY. Source: county tax records.