9801 60th St · Slaughterville, OK 73051

$162,500

2 bd · 1.0 ba · 818 sqft · SingleFamily public records · 9 Days on market

Built 1991 1.55 ac lot Est $137k · 18% over $20/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Country Living with Shop & Equipment Storage Near Norman! Located on 1.5 acres just outside of Noble, this property offers the perfect combination of country living and functional outbuildings with a quick drive to Norman. This simple, efficient, low maintenance 2B/1B home features a durable metal roof, excellent insulation, well water, and septic service. A standout feature of the property is the availability of three-phase electric, ideal for workshop equipment, heavy-duty tools, or commercial-style operations. Outside, you'll find a 40' x 35' barn/shop with a concrete floor and large roll-up doors, providing plenty of space for vehicles, equipment, hobbies, or storage. A commercial

Key facts

• Three-phase electric
• 40 x 35 barn/shop
• Well water

Tags

• SHOP AND EQUIPMENT STORAGE
• THREE-PHASE ELECTRIC
• 40 X 35 BARN/SHOP
• COMMERCIAL-GRADE CARPORT
• WELL WATER
• SEPTIC SYSTEM

Property features AI

Finance

• Other: Homestead exemption indicated; Vacant and not occupied
• Financial info: Loan qualification available; Not assumable
• HOA & community: Mandatory association dues; Association fee of $240; Association fee covers common area maintenance

Exterior

• Parking: No parking details listed
• Security: No storm shelter
• Utilities: Electricity available; High-speed internet available; Septic tank; Private well available
• Home design: Single-family residence; Residential property; Faces west; One story; Existing property
• Construction: Frame construction; Metal roof; Slab foundation; Built status: existing
• Exterior features: Workshop on the property; Lot includes other features

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: No flooring details listed
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Window unit(s) for cooling
• Interior features: One-level layout; Two living areas; Dining area
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (30.0% below list).
• Recommended offer: $114k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Slaughterville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#228 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John K Hubbard Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 646 students, 0% FRL); Curtis Inge Ms (math 18% / reading 20%, grade F, #178 of 345 statewide, top 52%, 712 students, 0% FRL); Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 74 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $113,731 (30.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.70% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $137,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6450 Mocella S	0.34mi	2/1.0	798 (-2%)	6mo	$134,000	$168	75

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $81,564
• Equity at exit: $146,393

10-year hold

• IRR: 19.9%
• Equity multiple: 6.40×
• Total profit: $245,498
• Equity at exit: $315,702

Cash invested: $45,500 (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 73051

• Home prices YoY: 5.5%
• Active inventory: 74
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$68
• HOA: −$20
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-108

Break-even live

Break-even rent $1,274

Max offer price $143,409

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-62	+0% $-108	+5% $-154	+10% $-200
Rent	-10% $-198	-5% $-153	+0% $-108	+5% $-63	+10% $-18
Rate	-1.0pp $-26	-0.5pp $-67	base $-108	+0.5pp $-150	+1.0pp $-193

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: waterelectric

Listing history 7 events

1. 2026-06-21
   days on market $162,500 Active 9 DOM
2. 2026-06-18
   days on market $162,500 Active 6 DOM
3. 2026-06-17
   days on market $162,500 Active 5 DOM
4. 2026-06-16
   days on market $162,500 Active 4 DOM
5. 2026-06-15
   days on market $162,500 Active 3 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $162,500 Active 1 DOM

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$662/yr (+$55/mo · 82.8%)

ⓘ 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 ≥109°F today · 18 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: $13,648
• − Mortgage interest: −$9,103
• − Property taxes: −$800
• − Insurance: −$812
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − HOA: −$240
• − Depreciation: −$4,727
• Taxable loss: −$4,218
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $-284/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: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Slaughterville

• Score: 63/100
• State rank: #228
• US rank: #15883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slaughterville, OK
• City population: 12,003
• Population (ZIP): 10,079

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 13% Hispanic / Latino 9% Native American 8% Black 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.58%
• Current HPI: 298.2589
• 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

• 2026-06-12 Listed $162,500 MLSOK

Property tax history

+1.5%/yr

Latest (2024): $800 · +3.5% YoY. Source: county tax records.