701 S Oklahoma St · Paoli, OK 73074

$59,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 7 Days on market

Built 1965 2.45 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Tons of potential for this cute frame home. Just needs a little TLC. Beautiful small acreage w/ large barn, chicken coop & storage area off of carport. Being sold AS-IS. Kitchen stove does not work.

Key facts

• Carport
• Storage area
• Large barn

Tags

• SMALL ACREAGE PROPERTY
• LARGE BARN
• STORAGE AREA
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $59k).

Location & tenants

• Location reads 60/100 on livability (#362 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Paoli (rural): math 15% / reading 20% proficiency, ranked #426 of 513 in OK (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Paoli Es (math 2% / reading 12%, grade F, #755 of 845 statewide, top 90%, 100 students, 0% FRL); Paoli Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 60 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $5k appreciation (8.9% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $33k; list at $59k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $59,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.60% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.41%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $123,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 W Stewart St	0.39mi	2/1.0	1,120 (+2%)	15mo	$89,000	$79	66
207 E Church St	0.33mi	3/1.0 (+1)	1,200 (+9%)	18mo	$72,000	$60	49
109 Denise	0.62mi	2/1.0	1,008 (-8%)	16mo	$115,000	$114	44
103 Mark Ave	0.61mi	3/2.0 (+1)	1,200 (+9%)	7mo	$134,999	$112	42

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

Projected returns pro-forma

8.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.2%
• Equity multiple: 4.13×
• Total profit: $51,667
• Equity at exit: $48,381

10-year hold

• IRR: 38.1%
• Equity multiple: 9.01×
• Total profit: $132,355
• Equity at exit: $99,644

Cash invested: $16,520 (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 73074

• Home prices YoY: 3.9%
• Active inventory: 5
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $377

Break-even live

Break-even rent $463

Max offer price $59,000

Occupancy floor 55%

Sensitivity live

Price	-10% $411	-5% $394	+0% $377	+5% $361	+10% $344
Rent	-10% $303	-5% $340	+0% $377	+5% $414	+10% $452
Rate	-1.0pp $407	-0.5pp $392	base $377	+0.5pp $362	+1.0pp $346

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-10-13
   status Pending
2. 2025-10-06
   listed $59,000 Active
3. 2007-05-25
   soldstatus $32,900 203-char remark

   Show marketing remark (203 chars)

   Tons of potential for this cute frame home. Just needs a little TLC. Beautiful small acreage w/ large barn, chicken coop & storage area off of carport. Being sold AS-IS. Kitchen stove does not work.

4. 2007-05-25
   soldstatus $33,000

   Show marketing remark (203 chars)

   Tons of potential for this cute frame home. Just needs a little TLC. Beautiful small acreage w/ large barn, chicken coop & storage area off of carport. Being sold AS-IS. Kitchen stove does not work.

5. 2006-08-31
   listed $32,900 203-char remark

   Show marketing remark (203 chars)

   Tons of potential for this cute frame home. Just needs a little TLC. Beautiful small acreage w/ large barn, chicken coop & storage area off of carport. Being sold AS-IS. Kitchen stove does not work.

6. 1997-10-09
   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: $386 · $32/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$145/yr (+$12/mo · 37.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $11,293
• − Mortgage interest: −$3,305
• − Property taxes: −$386
• − Insurance: −$295
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$1,716
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,619/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: Paoli
• NCES district ID: 4023430
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $46,285
• Composite: 18.82/100
• National rank: #13991
• State rank: #426 of 513 in OK

Livability — Paoli

• Score: 60/100
• State rank: #362
• US rank: #19216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paoli, OK
• Population (ZIP): 1,147

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 18% Hispanic / Latino 9% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 9% European 2% Iranian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 95% English-only · Spanish 3% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.87%
• Current HPI: 236.8197
• 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

+145.8% since first listed

6 events — show timeline

• 2025-10-13 Pending — MLSOK
• 2025-10-06 Listed $59,000 MLSOK
• 2007-05-25 Sold (Public Records) $33,000 Public Records
• 2007-05-25 Sold (MLS) $32,900 MLSOK
• 2006-08-31 Listed $32,900 MLSOK
• 1997-10-09 Sold (Public Records) $24,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $386 · +7.2% YoY. Source: county tax records.