105 Maple · Broken Bow, OK 74728

$150,000

3 bd · 2.0 ba · 2,322 sqft · SingleFamily public records · 4 Days on market

Built 1968 0.51 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 +14.7/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Welcome to 105 Maple Street in Broken Bow! This spacious 4-bedroom, 3-bath home offers the perfect blend of comfort, functionality, and investment potential. Featuring two generous living areas, there's plenty of space for entertaining guests, hosting family gatherings, or creating the ideal game room, media room, or home office setup. The flexible floor plan provides comfortable living for families of all sizes, while the multiple living spaces allow everyone to spread out and enjoy their own space. The primary suite offers a private retreat, and the additional bedrooms provide versatility for guests, hobbies, or work-from-home needs. Located in one of Oklahoma's most sought-after destinat

Key facts

• Flexible floor plan
• Private retreat
• 0.51 acre lot

Tags

• TWO GENEROUS LIVING AREAS
• FLEXIBLE FLOOR PLAN
• PRIVATE RETREAT
• INCOME PRODUCING POSSIBILITIES

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation; Property constructed with brick, HardiPlank type, and wood frame
• Construction: Tar/gravel roof; Built (year source: public records)
• Exterior features: Covered patio and porch; Porch; Exterior lighting; Shed(s); Chain link fence; Mature trees on lot

Interior

• Kitchen: Dishwasher; Oven; Range; Stove
• Flooring: Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Butcher block counters; High-speed internet available; Vinyl windows; Electric oven and range connections; Other interior features
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $39 ($470/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 (17.2% below list).
• Recommended offer: $124k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 0.5% in Broken Bow — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#91 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Broken Bow (town): math 17% / reading 20% proficiency, ranked #199 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dierks Es (365 students, 0% FRL); Rector Johnson Ms (math 10% / reading 15%, grade F, #258 of 345 statewide, top 75%, 324 students, 0% FRL); Broken Bow Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 609 students, 0% FRL) — zoned schools average 0% FRL vs 77% district-wide (77 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 922 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 $14k of equity ($1k loan paydown + $13k appreciation (8.9% 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 (8.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,163 (17.2% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.74×
• Total profit: $72,980
• Equity at exit: $123,249

10-year hold

• IRR: 20.5%
• Equity multiple: 6.02×
• Total profit: $210,674
• Equity at exit: $254,083

Cash invested: $42,000 (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 74728

• Home prices YoY: 2.8%
• Active inventory: 922
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $39

Break-even live

Break-even rent $1,192

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $124	-5% $82	+0% $39	+5% $-3	+10% $-46
Rent	-10% $-59	-5% $-10	+0% $39	+5% $88	+10% $137
Rate	-1.0pp $115	-0.5pp $77	base $39	+0.5pp $0	+1.0pp $-39

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-07
   statusdays on market $150,000 Pending 4 DOM
2. 2026-06-04
   days on market $150,000 Active 2 DOM
3. 2026-06-02
   remarks 699-char remark
4. 2026-06-02
   listed $150,000 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: $1,111 · $93/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$239/yr (+$20/mo · 21.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,900
• − Mortgage interest: −$8,402
• − Property taxes: −$1,111
• − Insurance: −$750
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$4,364
• Taxable loss: −$2,111
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $977/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: Broken Bow
• NCES district ID: 4005520
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $32,021
• Composite: 14.94/100
• National rank: #9367
• State rank: #199 of 270 in OK

Livability — Broken Bow

• Score: 67/100
• State rank: #91
• US rank: #10813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broken Bow, OK
• Population (ZIP): 11,177

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 59% Native American 17% Two or more races 11% Hispanic / Latino 7% Black 6% Pacific Islander 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 3%

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: ▲ 8.90%
• Current HPI: 326.0544
• 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

• 2026-06-01 Listed $150,000 MLS Technology, Inc.

Property tax history

+8.7%/yr

Latest (2025): $1,111 · +5.4% YoY. Source: county tax records.