1000 Morgan Ln · Muldrow, OK 74948

$189,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 31 Days on market

Built 2004 0.48 ac lot Est $224k · 16% 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 +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks

Tucked away beneath mature shade trees, this charming 3-bedroom, 2-bathroom home offers the peaceful, secluded feel you've been searching for. From the moment you arrive, you'll love the inviting wraparound porch, spacious covered parking, and serene setting surrounded by nature. Inside, the home features a warm and welcoming layout that includes a versatile loft area that can serve as a second living room, game room, home office, or additional guest space. Enjoy quiet mornings on the covered porch, evenings under the trees, and the privacy of country-style living while still being within convenient reach of town amenities.

Key facts

• Covered parking
• Versatile loft area
• Wraparound porch

Tags

• WRAPAROUND PORCH
• COVERED PARKING
• VERSATILE LOFT AREA

Property features AI

Finance

• Other: Property listed by O'Neal Real Estate

Exterior

• Parking: Detached carport; Gravel parking; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family house; Two stories; Residential property in Morgans Lakeview Acres subdivision
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation; Built as a single-family residence
• Exterior features: Covered patio/porch; Deck; Porch; Cleared and secluded lot; Gravel road access (public maintained)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Tile countertops; Electric fireplace in family room
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (36.3% below list).
• Recommended offer: $120k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.8% in Muldrow — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 56/100 on livability (#505 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Muldrow (town): math 29% / reading 30% proficiency, ranked #71 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Muldrow Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 484 students, 0% FRL); Muldrow Ms (math 31% / reading 26%, grade F, #57 of 345 statewide, top 18%, 329 students, 0% FRL); Muldrow Hs (math 17% / reading 37%, grade F, #125 of 447 statewide, top 31%, 479 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 109 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $189k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $120,326 (36.3% 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 31 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $224,256
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Pendergrass St	0.36mi	3/2.5	1,599 (+4%)	3mo	$219,500	$137	72
701 Oak St	0.39mi	3/1.5	1,404 (-9%)	2mo	$55,013	$39	64
110 Drake Dr	0.73mi	3/2.0	1,462 (-5%)	8mo	$220,000	$150	52
402 Will Morgan Rd	0.52mi	3/2.0	1,663 (+8%)	19mo	$45,100	$27	46
506 Mallard Dr	0.59mi	3/2.0	1,320 (-14%)	7mo	$212,800	$161	43
103 Drake Dr	0.72mi	3/2.0	1,366 (-11%)	7mo	$199,900	$146	42

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: 21.2%
• Equity multiple: 2.71×
• Total profit: $90,572
• Equity at exit: $170,266

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $276,215
• Equity at exit: $367,185

Cash invested: $52,920 (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 74948

• Home prices YoY: 17.6%
• Active inventory: 109
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-193

Break-even live

Break-even rent $1,447

Max offer price $154,939

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-139	+0% $-193	+5% $-246	+10% $-300
Rent	-10% $-288	-5% $-240	+0% $-193	+5% $-145	+10% $-98
Rate	-1.0pp $-98	-0.5pp $-145	base $-193	+0.5pp $-242	+1.0pp $-292

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $189,000 Active 31 DOM
2. 2026-06-18
   days on market $189,000 Active 30 DOM
3. 2026-06-17
   days on market $189,000 Active 29 DOM
4. 2026-06-16
   days on market $189,000 Active 28 DOM
5. 2026-06-15
   days on market $189,000 Active 27 DOM
6. 2026-06-14
   days on market $189,000 Active 25 DOM
7. 2026-06-13
   days on market $189,000 Active 24 DOM
8. 2026-06-10
   days on market $189,000 Active 22 DOM
9. 2026-06-09
   days on market $189,000 Active 21 DOM
10. 2026-06-08
    days on market $189,000 Active 20 DOM
11. 2026-06-07
    days on market $189,000 Active 19 DOM
12. 2026-06-05
    days on market $189,000 Active 16 DOM
13. 2026-06-02
    days on market $189,000 Active 14 DOM
14. 2026-06-01
    days on market $189,000 Active 13 DOM
15. 2026-05-31
    days on market $189,000 Active 12 DOM
16. 2026-05-30
    days on market $189,000 Active 11 DOM
17. 2026-05-15
    listed $189,000 Active
18. 2007-01-08
    soldstatus $80,000
19. 1993-05-20
    soldstatus $25,000

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$819/yr (+$68/mo · 92.9%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,439
• − Mortgage interest: −$10,587
• − Property taxes: −$882
• − Insurance: −$945
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$5,498
• Taxable loss: −$5,783
• Est. tax savings @ 24.0%: +$1,388
• After-tax cash flow: $-926/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: Muldrow
• NCES district ID: 4020880
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $39,775
• Composite: 24.81/100
• National rank: #7595
• State rank: #71 of 270 in OK

Livability — Muldrow

• Score: 56/100
• State rank: #505
• US rank: #22502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muldrow, OK
• Population (ZIP): 11,946

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 16% Two or more races 15% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.01%
• Current HPI: 253.7544
• 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

+656.0% since first listed

3 events — show timeline

• 2026-05-15 Listed $189,000 WRVBOR
• 2007-01-08 Sold (Public Records) $80,000 Public Records
• 1993-05-20 Sold (Public Records) $25,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $882 · +5.0% YoY. Source: county tax records.