520 Oak St · Council Hill, OK 74428

$105,000

2 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 162 Days on market

Built 2017 1.45 ac lot ↓ 16% 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +7.0/10.0
• 1% rule +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Step into the charm of this beautifully maintained 2017 Clayton home, set on a spacious 1.44-acre corner lot. Featuring 3 bedrooms and 2 bathrooms, this home boasts a thoughtfully designed split floorplan, offering privacy and practicality. The master suite is your personal retreat, complete with a luxurious soaking tub, walk-in shower, and dual vanities. On the opposite end of the home, you’ll find two additional bedrooms and a nearby full bathroom, perfectly positioned for easy access. The heart of the home is an open-concept kitchen and living space, perfect for entertaining or simply unwinding. Step outside to enjoy the expansive yard and take advantage of the detached shop space,

Key facts

• Master suite
• Detached shop space
• Dual vanities

Tags

• MASTER SUITE
• WALK-IN SHOWER
• DUAL VANITIES
• DETACHED SHOP SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $188 ($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 $101k (3.4% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#437 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Midway (rural): math 15% / reading 20% proficiency, ranked #450 of 513 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 58 units permitted in Muskogee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($726 loan paydown + $4k appreciation (4.0% local appreciation)).
• Muskogee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.02×
• Total profit: $30,035
• Equity at exit: $52,997

10-year hold

• IRR: 17.8%
• Equity multiple: 3.84×
• Total profit: $83,593
• Equity at exit: $86,490

Cash invested: $29,400 (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 74428

• Home prices YoY: 1.6%
• Active inventory: 16
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $188

Break-even live

Break-even rent $776

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2025-05-08
   status Pending
2. 2025-03-03
   price $105,000
3. 2025-01-02
   price $115,000
4. 2024-11-27
   listed $125,000 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: $226 · $19/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$719/yr (+$60/mo · 318.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,177
• − Mortgage interest: −$5,882
• − Property taxes: −$226
• − Insurance: −$525
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$3,055
• Taxable income: $542
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $2,131/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: Midway
• NCES district ID: 4014670
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $34,600
• Composite: 17.71/100
• National rank: #14119
• State rank: #450 of 513 in OK

Livability — Council Hill

• Score: 58/100
• State rank: #437
• US rank: #21232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Council Hill, OK
• Population (ZIP): 730

Population outlook (Muskogee County) Hauer SSP2

• Today (2025): 66,842 people
• By 2030: 64,969 · -2.8%
• By 2040: 60,920 · -8.9%
• By 2050: 56,978 · -14.8%
• By 2075: 47,160 · -29.4%
• By 2100: 35,336 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Native American 11% Two or more races 2% Black 1%
• Common ancestry: Italian 2% Iranian 2% Slovak 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Muskogee

• 2024 margin: Solid R (+37.6) · D 30.4% · R 68.0% · Other 1.7%
• 2008→2024 swing: -22.6pp toward R · 2008: -15.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+33.9 2016: R+29.2 2012: R+14.8 2008: R+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.96%
• Current HPI: 249.9721
• 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

-16.0% since first listed

4 events — show timeline

• 2025-05-08 Pending — MLS Technology, Inc.
• 2025-03-03 Price Changed $105,000 MLS Technology, Inc.
• 2025-01-02 Price Changed $115,000 MLS Technology, Inc.
• 2024-11-27 Listed $125,000 MLS Technology, Inc.

Property tax history

+5.9%/yr

Latest (2025): $226 · +6.6% YoY. Source: county tax records.