2708 Hardy Springs Rd · McAlester, OK 74501

$150,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 53 Days on market

Built 1958 1.59 ac lot Est $211k · 29% 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
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home on 1.59 Acres in Frink, SD – In-Town Convenience with Country Feel! New Roof March 2026!! Fresh Paint Inside!! Don’t miss this great opportunity to own a 3-bedroom, 1-bath home nestled on 1.59 acres right in town—just minutes from shopping and local amenities. Enjoy the comfort of central air and heat, plus the cozy charm of a wood-burning fireplace for those chilly winters. HVAC system only 2 years old. .New storm windows on the south side for added energy efficiency. The property also features a working well, giving you flexibility and potential cost savings. Appliances stay! The stove, washer, and dryer are all included with the home. The curtains & shades r

Key facts

• 1.59 acres
• Working well
• New storm windows

Tags

• 1.59 ACRES
• NEW ROOF
• CENTRAL AIR
• WOOD-BURNING FIREPLACE
• WORKING WELL
• NEW STORM WINDOWS

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built with vinyl and wood siding over wood frame; Asphalt/fiberglass roof
• Exterior features: Front porch; Storage structure; Partial fencing; Mature trees on the lot

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl window frames; Laminate countertops; Electric range connection; No additional interior safety shelter noted
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $31 ($373/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.9% below list).
• Recommended offer: $116k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#34 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: commute C-, schools D, crime D.
• Frink-Chambers (town): math 34% / reading 39% proficiency, ranked #21 of 270 in OK (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pittsburg 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 53 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $115,631 (22.9% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. Crime grade is D 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?
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: 0.77% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $211,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Cedar Rdg	0.34mi	3/2.0	1,506 (+3%)	20mo	$219,000	$145	58
810 Cedar Ridge Dr	0.35mi	3/2.0	1,580 (+8%)	10mo	$205,000	$130	57
700 Cedar Ridge Dr	0.37mi	3/2.0	1,544 (+6%)	22mo	$232,000	$150	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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-22,402
• Equity at exit: $22,365

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-17,269
• Equity at exit: $12,969

Cash invested: $42,000 (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 74501

• Home prices YoY: -25.8%
• Active inventory: 133
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $31

Break-even live

Break-even rent $1,117

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $116	-5% $74	+0% $31	+5% $-11	+10% $-54
Rent	-10% $-60	-5% $-15	+0% $31	+5% $77	+10% $122
Rate	-1.0pp $107	-0.5pp $69	base $31	+0.5pp $-8	+1.0pp $-47

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 53 DOM
2. 2026-06-18
   days on market $150,000 Active 51 DOM
3. 2026-06-17
   days on market $150,000 Active 50 DOM
4. 2026-06-16
   days on market $150,000 Active 49 DOM
5. 2026-06-15
   days on market $150,000 Active 48 DOM
6. 2026-06-13
   days on market $150,000 Active 46 DOM
7. 2026-06-12
   pricedays on market $150,000 Active 45 DOM
8. 2026-06-09
   days on market $165,000 Active 42 DOM
9. 2026-06-08
   days on market $165,000 Active 41 DOM
10. 2026-06-08
    days on market $165,000 Active 40 DOM
11. 2026-06-05
    days on market $165,000 Active 38 DOM
12. 2026-06-04
    days on market $165,000 Active 36 DOM
13. 2026-06-02
    days on market $165,000 Active 35 DOM
14. 2026-06-01
    days on market $165,000 Active 34 DOM
15. 2026-05-31
    days on market $165,000 Active 33 DOM
16. 2026-04-27
    listed $165,000 Active
17. 2026-01-15
    historical
18. 2025-07-15
    listed $165,000 Active

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$951/yr (+$79/mo · 238.3%)

ⓘ 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 ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,876
• − Mortgage interest: −$8,402
• − Property taxes: −$399
• − Insurance: −$750
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$4,364
• Taxable loss: −$2,259
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $916/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: Frink-Chambers
• NCES district ID: 4012240
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $69,406
• Composite: 33.43/100
• National rank: #5466
• State rank: #21 of 270 in OK

Livability — McAlester

• Score: 71/100
• State rank: #34
• US rank: #7274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McAlester, OK
• Population (ZIP): 28,687

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 17% Native American 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.14%
• Current HPI: 212.9867
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-27 Listed $165,000 MLS Technology, Inc.
• 2026-01-15 Listing Removed — MLS Technology, Inc.
• 2025-07-15 Listed $165,000 MLS Technology, Inc.

Property tax history

+2.7%/yr

Latest (2025): $399 · +0.0% YoY. Source: county tax records.