3267 E 2010 Rd · Sawyer, OK 74756

$150,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 35 Days on market

Built 1990

---

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).

• Cash flow +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.6/10.0

Listing remarks

Perfect 3 bedroom 1 bath house. Built in 1990 with remodel in 2022 and new roof 2023!

Key facts

• Built 1990
• Listed 35 days

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 $-63 ($-754/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (29.2% below list).
• Recommended offer: $106k (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#539 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, schools F, amenities F.
• Fort Towson (rural): math 10% / reading 20% proficiency, ranked #477 of 513 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.5% local appreciation)).
• Choctaw County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, 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 35 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,228 (29.2% 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 35 days. Have you received any prior offers? Is the seller open to a 29% 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 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: 0.71% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.44×
• Total profit: $18,451
• Equity at exit: $72,180

10-year hold

• IRR: 9.8%
• Equity multiple: 2.57×
• Total profit: $65,841
• Equity at exit: $115,068

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 74756

• Home prices YoY: 1.3%
• Active inventory: 7
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-63

Break-even live

Break-even rent $1,142

Max offer price $138,900

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

Listing history 15 events

1. 2026-06-17
   status $150,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $150,000 Active 35 DOM
3. 2026-06-15
   days on market $150,000 Active 34 DOM
4. 2026-06-13
   days on market $150,000 Active 32 DOM
5. 2026-06-12
   days on market $150,000 Active 31 DOM
6. 2026-06-09
   days on market $150,000 Active 28 DOM
7. 2026-06-08
   days on market $150,000 Active 27 DOM
8. 2026-06-08
   days on market $150,000 Active 26 DOM
9. 2026-06-07
   days on market $150,000 Active 25 DOM
10. 2026-06-04
    days on market $150,000 Active 22 DOM
11. 2026-06-02
    days on market $150,000 Active 21 DOM
12. 2026-06-01
    days on market $150,000 Active 20 DOM
13. 2026-05-31
    days on market $150,000 Active 19 DOM
14. 2026-05-12
    listed $150,000 Active
15. 2022-04-08
    soldstatus $115,000

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$715/yr (+$60/mo · 112.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $12,747
• − Mortgage interest: −$8,402
• − Property taxes: −$635
• − Insurance: −$750
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$4,364
• Taxable loss: −$3,443
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $72/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: Fort Towson
• NCES district ID: 4012300
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $34,759
• Composite: 15.74/100
• National rank: #14326
• State rank: #477 of 513 in OK

Livability — Sawyer

• Score: 55/100
• State rank: #539
• US rank: #23126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 752

Population outlook (Choctaw County) Hauer SSP2

• Today (2025): 14,744 people
• By 2030: 14,568 · -1.2%
• By 2040: 14,225 · -3.5%
• By 2050: 13,960 · -5.3%
• By 2075: 13,775 · -6.6%
• By 2100: 13,408 · -9.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 19% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 1% German 1% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Choctaw

• 2024 margin: Solid R (+65.4) · D 16.7% · R 82.2% · Other 1.1%
• 2008→2024 swing: -32.0pp toward R · 2008: -33.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+62.0 2016: R+57.9 2012: R+41.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.55%
• Current HPI: 274.3069
• 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

+30.4% since first listed

2 events — show timeline

• 2026-05-12 Listed $150,000 FSBO.com
• 2022-04-08 Sold (Public Records) $115,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $635 · -4.7% YoY. Source: county tax records.