606 N Forest Ave · Keota, OK 74941

$149,000

3 bd · 2.0 ba · 2,396 sqft · SingleFamily public records · 50 Days on market

Built 1965 0.96 ac 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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Welcome to this stunning hilltop retreat! This spacious three-bedroom, two-full-bath home offers a truly breathtaking setting with panoramic views that will leave you in awe. Situated on a generous one-acre lot, this property provides ample space and privacy for you and your family. With a total of 2400 livable square feet, there is plenty of room to spread out and make yourself at home. The interior of the house has some thoughtful updates with modern touches, ensuring both style and functionality. The open floor plan creates a seamless flow between the living spaces, making it perfect for entertaining guests or spending quality time with loved ones. One of the standout features of this property is the detached garage, providing convenient parking and storage space for your vehicles, tools, and equipment. Additionally, the full basement offers even more storage options and potential for future expansion. Whether you're enjoying a morning cup of coffee on the patio or hosting a barbecue with friends and family, the captivating views from the top of the hill will never disappoint. Imagine waking up to stunning sunrises and ending your day with breathtaking sunsets right from the comfort of your own home. This property is truly a gem and is ready for new owners to create lasting memories. Don't miss out on the opportunity to make this hilltop oasis your own. Schedule a viewing today and experience the beauty and serenity this home has to offer.

Key facts

• Front covered porch
• Panoramic view
• Walk out basement

Tags

• PANORAMIC VIEW
• FRONT COVERED PORCH
• WALK OUT BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Concrete driveway; Circular driveway; 2 covered parking spaces
• Utilities: Public water; Septic tank; Electricity available; Natural gas available; Phone service available
• Home design: Single-family house; One story; Faces south
• Construction: Frame construction (see remarks); Block foundation; Metal roof; Built as a residential single-family residence
• Exterior features: Covered porch; Patio; Outbuilding; Sloped lot with views; City lot; Paved, publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating (baseboard); Electric cooling; Window units; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Storage; Wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-13 ($-154/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (20.9% below list).
• Recommended offer: $118k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#515 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Keota (rural): math 16% / reading 11% proficiency, ranked #242 of 270 in OK (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Keota Es (math 17% / reading 12%, grade F, #604 of 845 statewide, top 76%, 301 students, 0% FRL); Keota Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 108 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Haskell County population projected at -10% 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $123k; 21% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,817 (20.9% 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 50 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.1%
• Equity multiple: 1.41×
• Total profit: $17,095
• Equity at exit: $66,997

10-year hold

• IRR: 9.9%
• Equity multiple: 2.49×
• Total profit: $61,979
• Equity at exit: $103,250

Cash invested: $41,720 (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 74941

• Active inventory: 38
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-13

Break-even live

Break-even rent $1,194

Max offer price $146,727

Occupancy floor 96%

Sensitivity live

Price	-10% $71	-5% $29	+0% $-13	+5% $-55	+10% $-97
Rent	-10% $-106	-5% $-59	+0% $-13	+5% $34	+10% $80
Rate	-1.0pp $62	-0.5pp $25	base $-13	+0.5pp $-51	+1.0pp $-91

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $149,000 Active 50 DOM
2. 2026-06-18
   days on market $149,000 Active 48 DOM
3. 2026-06-17
   days on market $149,000 Active 47 DOM
4. 2026-06-16
   days on market $149,000 Active 46 DOM
5. 2026-06-15
   days on market $149,000 Active 45 DOM
6. 2026-06-13
   days on market $149,000 Active 43 DOM
7. 2026-06-12
   days on market $149,000 Active 42 DOM
8. 2026-06-09
   days on market $149,000 Active 39 DOM
9. 2026-06-08
   days on market $149,000 Active 38 DOM
10. 2026-06-08
    days on market $149,000 Active 37 DOM
11. 2026-06-07
    days on market $149,000 Active 36 DOM
12. 2026-06-04
    days on market $149,000 Active 33 DOM
13. 2026-06-02
    days on market $149,000 Active 32 DOM
14. 2026-06-01
    days on market $149,000 Active 31 DOM
15. 2026-05-31
    days on market $149,000 Active 30 DOM
16. 2026-04-30
    listed $149,000 Active
17. 2024-10-28
    soldstatus $123,000
18. 2024-10-25
    soldstatus $123,000 Closed 1466-char remark

    Show marketing remark (1466 chars)

    Welcome to this stunning hilltop retreat! This spacious three-bedroom, two-full-bath home offers a truly breathtaking setting with panoramic views that will leave you in awe. Situated on a generous one-acre lot, this property provides ample space and privacy for you and your family. With a total of 2400 livable square feet, there is plenty of room to spread out and make yourself at home. The interior of the house has some thoughtful updates with modern touches, ensuring both style and functionality. The open floor plan creates a seamless flow between the living spaces, making it perfect for entertaining guests or spending quality time with loved ones. One of the standout features of this property is the detached garage, providing convenient parking and storage space for your vehicles, tools, and equipment. Additionally, the full basement offers even more storage options and potential for future expansion. Whether you're enjoying a morning cup of coffee on the patio or hosting a barbecue with friends and family, the captivating views from the top of the hill will never disappoint. Imagine waking up to stunning sunrises and ending your day with breathtaking sunsets right from the comfort of your own home. This property is truly a gem and is ready for new owners to create lasting memories. Don't miss out on the opportunity to make this hilltop oasis your own. Schedule a viewing today and experience the beauty and serenity this home has to offer.

19. 2024-09-16
    status Pending 1466-char remark

    Show marketing remark (1466 chars)

    Welcome to this stunning hilltop retreat! This spacious three-bedroom, two-full-bath home offers a truly breathtaking setting with panoramic views that will leave you in awe. Situated on a generous one-acre lot, this property provides ample space and privacy for you and your family. With a total of 2400 livable square feet, there is plenty of room to spread out and make yourself at home. The interior of the house has some thoughtful updates with modern touches, ensuring both style and functionality. The open floor plan creates a seamless flow between the living spaces, making it perfect for entertaining guests or spending quality time with loved ones. One of the standout features of this property is the detached garage, providing convenient parking and storage space for your vehicles, tools, and equipment. Additionally, the full basement offers even more storage options and potential for future expansion. Whether you're enjoying a morning cup of coffee on the patio or hosting a barbecue with friends and family, the captivating views from the top of the hill will never disappoint. Imagine waking up to stunning sunrises and ending your day with breathtaking sunsets right from the comfort of your own home. This property is truly a gem and is ready for new owners to create lasting memories. Don't miss out on the opportunity to make this hilltop oasis your own. Schedule a viewing today and experience the beauty and serenity this home has to offer.

20. 2024-07-31
    listed $144,900 Active 1466-char remark

    Show marketing remark (1466 chars)

    Welcome to this stunning hilltop retreat! This spacious three-bedroom, two-full-bath home offers a truly breathtaking setting with panoramic views that will leave you in awe. Situated on a generous one-acre lot, this property provides ample space and privacy for you and your family. With a total of 2400 livable square feet, there is plenty of room to spread out and make yourself at home. The interior of the house has some thoughtful updates with modern touches, ensuring both style and functionality. The open floor plan creates a seamless flow between the living spaces, making it perfect for entertaining guests or spending quality time with loved ones. One of the standout features of this property is the detached garage, providing convenient parking and storage space for your vehicles, tools, and equipment. Additionally, the full basement offers even more storage options and potential for future expansion. Whether you're enjoying a morning cup of coffee on the patio or hosting a barbecue with friends and family, the captivating views from the top of the hill will never disappoint. Imagine waking up to stunning sunrises and ending your day with breathtaking sunsets right from the comfort of your own home. This property is truly a gem and is ready for new owners to create lasting memories. Don't miss out on the opportunity to make this hilltop oasis your own. Schedule a viewing today and experience the beauty and serenity this home has to offer.

21. 2024-07-03
    historical
22. 2024-06-20
    price $159,900
23. 2024-06-06
    status Active
24. 2024-02-16
    status Pending
25. 2024-02-01
    price $175,000
26. 2023-12-05
    listed $225,000 Active
27. 2022-06-01
    status Pending
28. 2022-06-01
    soldstatus $100,000 Closed
29. 2022-02-28
    listed $125,000 Active
30. 2020-11-30
    historical
31. 2020-06-11
    listed $59,000
32. 2020-06-02
    historical
33. 2020-01-13
    listed $59,000
34. 2001-08-24
    soldstatus $63,000

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$139/yr (+$12/mo · 11.6%)

ⓘ 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 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,138
• − Mortgage interest: −$8,346
• − Property taxes: −$1,202
• − Insurance: −$745
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$4,335
• Taxable loss: −$2,752
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $506/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: Keota
• NCES district ID: 4016350
• Math proficiency: 16% ▼ -6.00%
• Reading proficiency: 11% ▼ -12.00%
• Median HH income: $34,386
• Composite: 11.06/100
• National rank: #9737
• State rank: #242 of 270 in OK

Livability — Keota

• Score: 56/100
• State rank: #515
• US rank: #22687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keota, OK
• Population (ZIP): 2,452

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Two or more races 15% Native American 15% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · Other Asian/Pacific 3% Spanish 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+136.5% since first listed

19 events — show timeline

• 2026-04-30 Listed $149,000 WRVBOR
• 2024-10-28 Sold (Public Records) $123,000 Public Records
• 2024-10-25 Sold (MLS) $123,000 MLS Technology, Inc.
• 2024-09-16 Pending — MLS Technology, Inc.
• 2024-07-31 Listed $144,900 MLS Technology, Inc.
• 2024-07-03 Listing Removed — MLS Technology, Inc.
• 2024-06-20 Price Changed $159,900 MLS Technology, Inc.
• 2024-06-06 Relisted — MLS Technology, Inc.
• 2024-02-16 Pending — MLS Technology, Inc.
• 2024-02-01 Price Changed $175,000 MLS Technology, Inc.
• 2023-12-05 Listed $225,000 MLS Technology, Inc.
• 2022-06-01 Pending — MLS Technology, Inc.
• 2022-06-01 Sold (MLS) $100,000 MLS Technology, Inc.
• 2022-02-28 Listed $125,000 MLS Technology, Inc.
• 2020-11-30 Listing Removed — MLS Technology, Inc.
• 2020-06-11 Listed $59,000 MLS Technology, Inc.
• 2020-06-02 Listing Removed — MLS Technology, Inc.
• 2020-01-13 Listed $59,000 MLS Technology, Inc.
• 2001-08-24 Sold (Public Records) $63,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,202 · +18.7% YoY. Source: county tax records.