716 N Alabama Ave · Okmulgee, OK 74447

$20,000

2 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 29 Days on market

Built 1930 6,499 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks

Blank Slate and ready for an investor to make this place shine. Don't wait on this one!

Key facts

• 6,499 sq ft lot
• Parking
• Built 1930

Property features AI

Finance

• Other: Lot size approximately 0.149 acres
• Financial info: Tax details not included per instructions
• HOA & community: No HOA/community information provided

Exterior

• Parking: Driveway
• Security: No safety shelter
• Utilities: Sewer not available
• Home design: Single-story; Faces east
• Construction: Year built source: Appraiser
• Exterior features: No exterior features listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom details not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: No additional interior features listed
• Laundry & utility: No laundry details provided; No hot water (appliance note)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 46.9% vs local median 7.6% in Okmulgee — 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 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
6. 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.
7. 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.
8. 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: 5.18% ✓
• Cap rate: 46.91%
• Cash-on-cash: 145.05%
• DSCR: 7.45
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $102,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 N Okmulgee Ave	0.15mi	3/1.0 (+1)	1,218 (+0%)	7mo	$50,000	$41	82
1118 N Alabama Ave	0.37mi	3/1.0 (+1)	1,182 (-3%)	1mo	$15,000	$13	72
602 N Collins Ave	0.12mi	2/2.0	1,333 (+10%)	5mo	$75,000	$56	70
1106 N Alabama Ave	0.32mi	3/1.0 (+1)	1,304 (+7%)	3mo	$109,900	$84	66
1103 N Alabama Ave	0.32mi	3/2.0 (+1)	1,260 (+4%)	15mo	$141,000	$112	57
911 N Kern Ave	0.43mi	2/2.0	1,261 (+4%)	15mo	$69,999	$56	57
1119 W 7th St	0.63mi	2/1.0	1,283 (+6%)	8mo	$139,000	$108	55
1401 N Taft Ave	0.73mi	3/2.0 (+1)	1,234 (+2%)	3mo	$159,000	$129	52
1218 N Oklahoma Ave	0.52mi	2/2.0	1,288 (+6%)	14mo	$20,000	$16	50
805 N Sherman Ave	0.36mi	3/1.0 (+1)	1,064 (-12%)	11mo	$123,000	$116	49
1422 N Alabama St	0.73mi	3/1.0 (+1)	1,200 (-1%)	13mo	$148,999	$124	48
812 W 6th St	0.51mi	2/1.0	1,326 (+9%)	16mo	$8,000	$6	48

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: —
• Equity multiple: 8.12×
• Total profit: $39,888
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.13×
• Total profit: $90,316
• Equity at exit: $1,729

Cash invested: $5,600 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 146
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$105
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $677

Break-even live

Break-even rent $178

Max offer price $20,000

Occupancy floor 30%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	14d	1	0.51mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	0.69mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	24d	1	0.69mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	24d	1	0.69mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	3d	1	0.70mi

Listing history 15 events

1. 2026-06-18
   days on market $20,000 Active 29 DOM
2. 2026-06-17
   days on market $20,000 Active 28 DOM
3. 2026-06-16
   days on market $20,000 Active 27 DOM
4. 2026-06-15
   days on market $20,000 Active 26 DOM
5. 2026-06-13
   days on market $20,000 Active 24 DOM
6. 2026-06-12
   days on market $20,000 Active 23 DOM
7. 2026-06-09
   days on market $20,000 Active 20 DOM
8. 2026-06-08
   days on market $20,000 Active 19 DOM
9. 2026-06-08
   days on market $20,000 Active 18 DOM
10. 2026-06-07
    days on market $20,000 Active 17 DOM
11. 2026-06-04
    days on market $20,000 Active 14 DOM
12. 2026-06-02
    days on market $20,000 Active 13 DOM
13. 2026-06-01
    days on market $20,000 Active 12 DOM
14. 2026-05-31
    days on market $20,000 Active 11 DOM
15. 2026-05-20
    listed $20,000 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: $332 · $28/mo
• Projected year-2 tax: $332 · $28/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,422
• − Mortgage interest: −$1,120
• − Property taxes: −$332
• − Insurance: −$100
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$582
• Taxable income: $8,300
• Est. tax owed @ 24.0%: −$1,992
• After-tax cash flow: $6,131/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

1 event — show timeline

• 2026-05-20 Listed $20,000 MLS Technology, Inc.

Property tax history

+8.7%/yr

Latest (2025): $332 · +58.1% YoY. Source: county tax records.