3858 S Lynn Ln · Idabel, OK 74745

$95,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 282 Days on market

Built 1970 0.39 ac lot

---

Why this score? — see what drove the C 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 +19.1/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

This charming country home offers 3 bedrooms and 1.5 bathrooms on a beautiful lot just outside Idabel city limits. With no restrictions, the property provides flexibility and opportunity to make it your own. Recent updates include a new hot water heater, and the inviting covered front porch adds to its appeal. The location is ideal close enough for convenient access to shopping and town amenities, yet tucked away to enjoy peace, quiet, and a secluded atmosphere. Wildlife, including deer, can often be seen on the property. Don’t miss the chance to make this serene setting your forever home.

Key facts

• Covered front porch
• New hot water heater
• 0.39 acre lot

Tags

• COVERED FRONT PORCH
• NEW HOT WATER HEATER

Property features AI

Finance

• Other: Move‑to‑site build status; Homestead claimed
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Natural gas available; Rural water; Septic tank
• Home design: Single family residence; One story; Property faces south; Residential
• Construction: Frame and vinyl siding construction; Metal roof; Combination foundation
• Exterior features: Covered porch; Wire fencing; Pasture lot

Interior

• Kitchen: Electric free‑standing range/oven (24E); Warming drawer
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: Warming drawer; No fireplace; One living area; One dining area
• Laundry & utility: Combination foundation (utility area info not specified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $85k (10.7% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#202 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Idabel (town): math 16% / reading 24% proficiency, ranked #191 of 270 in OK (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Idabel Primary South Es (263 students, 0% FRL); Idabel Hs (math 12% / reading 32%, grade F, #222 of 447 statewide, top 52%, 381 students, 0% FRL) — zoned schools average 0% FRL vs 84% district-wide (84 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($657 loan paydown + $9k appreciation (9.2% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $95k implies a 1257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.99×
• Total profit: $53,000
• Equity at exit: $80,104

10-year hold

• IRR: 23.0%
• Equity multiple: 6.63×
• Total profit: $149,795
• Equity at exit: $167,229

Cash invested: $26,600 (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 74745

• Home prices YoY: 3.7%
• Active inventory: 59
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $101

Break-even live

Break-even rent $720

Max offer price $95,000

Occupancy floor 83%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-08
   price $95,000
2. 2025-11-23
   price $99,999
3. 2025-09-24
   price $109,999
4. 2025-08-14
   listed $135,000 Active
5. 2003-04-07
   soldstatus $7,000

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$481/yr (+$40/mo · 128.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,181
• − Mortgage interest: −$5,321
• − Property taxes: −$374
• − Insurance: −$475
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,764
• Taxable loss: −$382
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,307/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: Idabel
• NCES district ID: 4015370
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $27,018
• Composite: 15.69/100
• National rank: #9282
• State rank: #191 of 270 in OK

Livability — Idabel

• Score: 63/100
• State rank: #202
• US rank: #15174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,756

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 57% Two or more races 16% Black 13% Hispanic / Latino 9% Native American 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.20%
• Current HPI: 255.6557
• 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

+1257.1% since first listed

5 events — show timeline

• 2026-04-08 Price Changed $95,000 MLSOK
• 2025-11-23 Price Changed $99,999 MLSOK
• 2025-09-24 Price Changed $109,999 MLSOK
• 2025-08-14 Listed $135,000 MLSOK
• 2003-04-07 Sold (Public Records) $7,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $374 · +5.4% YoY. Source: county tax records.