303286 State Hwy 53 · Loco, OK 73442

$99,900

3 bd · 2.0 ba · 1,584 sqft · SingleFamily · 2 Days on market

Built 1965 Poor condition 22 ac lot ↓ 29% 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

22 ACRES WITH FARMHOUSE HIGHWAY FRONTAGE!! Precious farmhouse on 22 partially wooded, breathtaking acres in Healdton, Ok including a pond! This home would flourish with a little love. You do not want to miss out on this property! Call today for more information!

Key facts

• Rural residence
• Pond
• 22 acres

Tags

• 22 ACRES
• PARTIALLY WOODED LAND
• POND
• RURAL RESIDENCE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Septic tank
• Home design: Single-story; Built in public-records year (see listing for exact year)
• Construction: Brick and wood frame construction
• Exterior features: Chain link fence; Cross-fenced; Property faces south

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 51/100 on livability (#657 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Fox (rural): math 20% / reading 20% proficiency, ranked #408 of 513 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 17 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.8% local appreciation)).
• At projected returns (1.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

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 $99,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.77×
• Total profit: $21,550
• Equity at exit: $38,338

10-year hold

• IRR: 17.2%
• Equity multiple: 3.25×
• Total profit: $62,862
• Equity at exit: $54,400

Cash invested: $27,972 (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 73442

• Home prices YoY: 1.9%
• Active inventory: 3
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $246

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $315	-5% $281	+0% $246	+5% $212	+10% $177
Rent	-10% $153	-5% $199	+0% $246	+5% $293	+10% $340
Rate	-1.0pp $297	-0.5pp $272	base $246	+0.5pp $220	+1.0pp $194

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-23
   status Pending
2. 2026-05-21
   listed $99,900 Active
3. 2021-03-09
   soldstatus $140,000 264-char remark

   Show marketing remark (264 chars)

   22 ACRES WITH FARMHOUSE HIGHWAY FRONTAGE!! Precious farmhouse on 22 partially wooded, breathtaking acres in Healdton, Ok including a pond! This home would flourish with a little love. You do not want to miss out on this property! Call today for more information!

4. 2021-01-11
   listed $139,900 264-char remark

   Show marketing remark (264 chars)

   22 ACRES WITH FARMHOUSE HIGHWAY FRONTAGE!! Precious farmhouse on 22 partially wooded, breathtaking acres in Healdton, Ok including a pond! This home would flourish with a little love. You do not want to miss out on this property! Call today for more information!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,228
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,906
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,607/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repair, including roof, exterior, interior, and landscaping work. Significant value can be added through a comprehensive renovation.

Repairs flagged

• Major roof — Structural damage visible
• Major exterior walls — Significant wear and tear
• Major interior walls — Paint peeling and damage
• Major flooring — Damaged and uneven
• Major HVAC/mechanicals — No visible photos, but likely outdated
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Resale renovate roof — Aesthetic improvement and potential for increased value
• Resale repair exterior walls — Structural integrity and appearance
• Resale paint interior walls — Fresh paint enhances appeal
• Resale replace flooring — New flooring improves comfort and value
• Both update HVAC/mechanicals — Energy efficiency and comfort
• Both landscaping and curb appeal — Enhances property's visual appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Structural damage visible	Major	$15,000–50,000
exterior walls · Significant wear and tear	Major	$15,000–50,000
interior walls · Paint peeling and damage	Major	$15,000–50,000
flooring · Damaged and uneven	Major	$15,000–50,000
HVAC/mechanicals · No visible photos, but likely outdated	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale renovate roof — Aesthetic improvement and potential for increased value ↑
• Resale repair exterior walls — Structural integrity and appearance ↑
• Resale paint interior walls — Fresh paint enhances appeal ↑
• Resale replace flooring — New flooring improves comfort and value ↑
• Both update HVAC/mechanicals — Energy efficiency and comfort ↑
• Both landscaping and curb appeal — Enhances property's visual appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fox
• NCES district ID: 4012060
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $40,227
• Composite: 20.22/100
• National rank: #13832
• State rank: #408 of 513 in OK

Livability — Loco

• Score: 51/100
• State rank: #657
• US rank: #25300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 276

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 44,528 people
• By 2030: 44,300 · -0.5%
• By 2040: 43,971 · -1.3%
• By 2050: 43,954 · -1.3%
• By 2075: 44,982 · +1.0%
• By 2100: 45,259 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Native American 7% Hispanic / Latino 4%
• Common ancestry: Portuguese 4% Lithuanian 3% European 1%
• Foreign-born: 0%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -52.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+65.1 2016: R+62.0 2012: R+53.2 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.80%
• Current HPI: 97.232
• 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

-28.6% since first listed

4 events — show timeline

• 2026-05-23 Pending — MLS Technology, Inc.
• 2026-05-21 Listed $99,900 MLS Technology, Inc.
• 2021-03-09 Sold (MLS) $140,000 MLS Technology, Inc.
• 2021-01-11 Listed $139,900 MLS Technology, Inc.