134 Wood St · Fort Cobb, OK 73038

$155,000

4 bd · 1.0 ba · 2,132 sqft · SingleFamily public records · 96 Days on market

Built 1970 0.32 ac lot Est $154k · at est.

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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 +15.3/30.0
• ARV discount +7.1/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +2.2/10.0

Listing remarks

Excellent lake house. Conveniently situated near two boat ramps (Avery's landing, and Fly Inn #2). The close proximity to beautiful Fort Cobb Lake is certainly nice but the extra square footage and untapped potential is what makes this 4 bedroom 2 bathroom house a great buy. Some recent renovations includes two new HVAC systems for zoned climate control, upstairs and down stairs. On the first floor you'll find the primary bedroom and large bathroom connected by the living room. Adjacent the living room is the kitchen that leads into the utility room and storm shelter. Upstairs is home to a large bonus room that could serve as a game room or additional bedroom. Next is the guest bathroom an

Key facts

• Utility room
• Large bathroom
• Lake house

Tags

• LAKE HOUSE
• BOAT RAMPS
• ZONED CLIMATE CONTROL
• PRIMARY BEDROOM
• LARGE BATHROOM
• UTILITY ROOM

Property features AI

Finance

• Other: Living area: 2,001 (assessor); Property located in Fly Inn #1 addition
• Financial info: Assumable loan: No; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 2-car garage
• Utilities: No storm shelter
• Home design: Single family residence; Two levels; Faces east; Residential property
• Construction: Frame construction; Composition roof; Conventional foundation; Existing property; Homestead exempt
• Exterior features: No notable exterior features listed; Interior lot

Interior

• Kitchen: Dining area (1)
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: In-law plan; Bonus room; Optional bedroom; Screened porch; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $57 ($683/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 $124k (20.2% below list).
• Recommended offer: $124k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#200 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Fort Cobb-Broxton (rural): math 20% / reading 25% proficiency, ranked #373 of 513 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fort Cobb-Broxton Lower Es (math 24% / reading 34%, grade F, #255 of 845 statewide, top 35%, 138 students, 0% FRL); Fort Cobb-Broxton Ms (math 12% / reading 22%, grade F, #193 of 345 statewide, top 60%, 61 students, 0% FRL); Fort Cobb-Broxton Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 77 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $40k; list at $155k implies a 288% gain — meaningful room to come down on a strong offer.

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 $123,656 (20.2% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $153,504
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Wood St	0.03mi	4/2.0	1,900 (-11%)	3mo	$137,000	$72	74

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-21,568
• Equity at exit: $23,111

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-14,418
• Equity at exit: $13,402

Cash invested: $43,400 (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 73038

• Home prices YoY: -3.3%
• Active inventory: 18
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $57

Break-even live

Break-even rent $1,165

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $145	-5% $101	+0% $57	+5% $13	+10% $-31
Rent	-10% $-41	-5% $8	+0% $57	+5% $106	+10% $155
Rate	-1.0pp $135	-0.5pp $96	base $57	+0.5pp $17	+1.0pp $-24

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $155,000 Active 96 DOM
2. 2026-06-21
   days on market $155,000 Active 95 DOM
3. 2026-06-18
   days on market $155,000 Active 93 DOM
4. 2026-06-17
   days on market $155,000 Active 92 DOM
5. 2026-06-16
   days on market $155,000 Active 91 DOM
6. 2026-06-15
   days on market $155,000 Active 90 DOM
7. 2026-06-13
   days on market $155,000 Active 88 DOM
8. 2026-06-12
   days on market $155,000 Active 87 DOM
9. 2026-06-09
   days on market $155,000 Active 84 DOM
10. 2026-06-08
    days on market $155,000 Active 83 DOM
11. 2026-06-08
    days on market $155,000 Active 82 DOM
12. 2026-06-05
    days on market $155,000 Active 80 DOM
13. 2026-06-04
    days on market $155,000 Active 78 DOM
14. 2026-06-02
    days on market $155,000 Active 77 DOM
15. 2026-06-01
    days on market $155,000 Active 76 DOM
16. 2026-05-31
    days on market $155,000 Active 75 DOM
17. 2026-03-16
    listed $155,000 Active
18. 2025-12-31
    historical
19. 2025-05-28
    listed $154,500 Active
20. 2025-05-18
    historical
21. 2025-02-24
    price $152,000
22. 2024-11-11
    price $167,500
23. 2024-05-18
    listed $175,000 Active
24. 2021-01-13
    soldstatus $40,000
25. 2016-08-15
    soldstatus $55,000
26. 2016-01-22
    soldstatus $40,000

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$884/yr (+$74/mo · 173.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,839
• − Mortgage interest: −$8,682
• − Property taxes: −$511
• − Insurance: −$775
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$4,509
• Taxable loss: −$2,013
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $1,166/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: Fort Cobb-Broxton
• NCES district ID: 4033602
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $41,403
• Composite: 22.3/100
• National rank: #13495
• State rank: #373 of 513 in OK

Livability — Fort Cobb

• Score: 63/100
• State rank: #200
• US rank: #15072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,442

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 64% Native American 21% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.67%
• Current HPI: 167.8913
• 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

+287.5% since first listed

10 events — show timeline

• 2026-03-16 Listed $155,000 MLSOK
• 2025-12-31 Listing Removed — MLSOK
• 2025-05-28 Listed $154,500 MLSOK
• 2025-05-18 Listing Removed — MLSOK
• 2025-02-24 Price Changed $152,000 MLSOK
• 2024-11-11 Price Changed $167,500 MLSOK
• 2024-05-18 Listed $175,000 MLSOK
• 2021-01-13 Sold (Public Records) $40,000 Public Records
• 2016-08-15 Sold (Public Records) $55,000 Public Records
• 2016-01-22 Sold (Public Records) $40,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $511 · -6.8% YoY. Source: county tax records.