429728 E 1147 Rd · Porum, OK 74455

$109,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 65 Days on market

Built 1975 0.67 ac lot ↓ 9% since listing

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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 +20.7/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Stop Scrolling and Look At This One. .. . NEW PRICE IN DUCHESS CREEK ESTATES #3 . .. .. . Come see this Project Home. .. BEING SOLD "AS IS" . .. This 3 bedroom 2 bath home sits on 2 lots with attached garage. Property is a short golf cart ride to lake access and neighborhood boat ramp. . Home is dried-in and has new HVAC and many new improvements and is in need of being finished. Being sold with most contents in home and garage. Close to all that PORUM LANDING OFFERS. . Marina, Stores, Cafes and More. Call to schedule a showing on this home.

Key facts

• New hvac
• Lake access
• 0.67 acre lot

Tags

• LAKE ACCESS
• NEIGHBORHOOD BOAT RAMP
• NEW HVAC

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; Fiber optic available; Phone available; Water available; Well water; Septic tank
• Home design: Single-story; Faces north; Crawlspace foundation with tie downs
• Construction: Steel construction; Metal roof; Built (year from public records)
• Exterior features: Porch; Gravel driveway; Partial fencing; Storage structure; Mature trees; Boat ramp/lift access; Lake and river access (Eufaula Lake); Water access

Interior

• Kitchen: Oven; Range; Stove; Dishwasher; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Pullman bath; Ceiling fan(s); Electric range connection; Vinyl windows
• Laundry & utility: Dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $104k (4.9% below list).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#240 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.
• Checotah (town): math 32% / reading 28% proficiency, ranked #72 of 270 in OK (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 129 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($754 loan paydown + $7k appreciation (6.6% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 65 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. 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: 0.95% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $328,224
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429751 E 1148 Rd	0.09mi	3/2.0	1,232 (-1%)	12mo	$190,000	$154	84
429708 E 1148 Rd	0.09mi	3/2.0	1,222 (-2%)	15mo	$330,000	$270	80
429728 E 1148 Rd	0.26mi	3/2.0	1,238 (-1%)	15mo	$325,000	$263	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.46×
• Total profit: $44,496
• Equity at exit: $72,475

10-year hold

• IRR: 20.2%
• Equity multiple: 5.02×
• Total profit: $122,645
• Equity at exit: $134,985

Cash invested: $30,520 (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 74455

• Home prices YoY: 2.3%
• Active inventory: 129
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $147

Break-even live

Break-even rent $851

Max offer price $109,000

Occupancy floor 81%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $109,000 Active 65 DOM
2. 2026-06-17
   days on market $109,000 Active 64 DOM
3. 2026-06-16
   days on market $109,000 Active 63 DOM
4. 2026-06-15
   days on market $109,000 Active 62 DOM
5. 2026-06-13
   days on market $109,000 Active 60 DOM
6. 2026-06-12
   days on market $109,000 Active 59 DOM
7. 2026-06-09
   days on market $109,000 Active 56 DOM
8. 2026-06-08
   days on market $109,000 Active 55 DOM
9. 2026-06-08
   days on market $109,000 Active 54 DOM
10. 2026-06-07
    days on market $109,000 Active 53 DOM
11. 2026-06-04
    days on market $109,000 Active 50 DOM
12. 2026-06-02
    days on market $109,000 Active 49 DOM
13. 2026-06-01
    days on market $109,000 Active 48 DOM
14. 2026-05-31
    days on market $109,000 Active 47 DOM
15. 2026-04-28
    price $109,000
16. 2026-04-14
    listed $120,000 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: $663 · $55/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$318/yr (+$26/mo · 48.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,440
• − Mortgage interest: −$6,106
• − Property taxes: −$663
• − Insurance: −$545
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,171
• Taxable loss: −$35
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,769/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: Checotah
• NCES district ID: 4007350
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $34,331
• Composite: 24.73/100
• National rank: #7607
• State rank: #72 of 270 in OK

Livability — Porum

• Score: 62/100
• State rank: #240
• US rank: #16214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,717
• Population (ZIP): 2,717

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 15% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Italian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.57%
• Current HPI: 288.3386
• 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

-9.2% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $109,000 MLS Technology, Inc.
• 2026-04-14 Listed $120,000 MLS Technology, Inc.

Property tax history

+4.2%/yr

Latest (2025): $663 · +7.6% YoY. Source: county tax records.