701 NW 3rd St · Stigler, OK 74462

$130,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 10 Days on market

Built 1926 0.34 ac lot Est $138k · 6% under

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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 +18.0/30.0
• ARV discount +10.0/15.0
• Appreciation +6.9/10.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Charming home on corner lot across from the kindergarten with fenced backyard. The home has wood floors and central heat and air, a large bath, and carport. There is 3 bay detached garage with work area that has 220 electric, a laundry room with utility sink, and metal roof.

Key facts

• Wood floors
• Central heat and air
• Fenced backyard

Tags

• CORNER LOT
• FENCED BACKYARD
• WOOD FLOORS
• CENTRAL HEAT AND AIR
• DETACHED GARAGE
• WORK AREA

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Detached garage; 3-car garage; Workshop in garage; Second garage (additional structure)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Metal roof; Vinyl siding; Wood frame construction; Built (year per public records)
• Exterior features: Enclosed porch; Porch; Chain link fencing; Corner lot

Interior

• Kitchen: Oven; Range; Stove; Gas range connection
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Insulated doors; Wood window frames; Decorative fireplace features
• Laundry & utility: Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $111k (14.3% below list).
• Recommended offer: $111k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.6% in Stigler — 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 65/100 on livability (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, amenities F.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($899 loan paydown + $5k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $111,470 (14.3% below list)

Questions for the listing agent

1. Built in 1926 — 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. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $137,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 NW 6th St	0.31mi	3/1.5	1,604 (+6%)	3mo	$83,000	$52	71
405 NW K St	0.35mi	3/2.0	1,596 (+6%)	3mo	$145,000	$91	68
1006 NW 4th	0.24mi	4/1.0 (+1)	1,350 (-11%)	1mo	$149,000	$110	65
503 NW 3rd St	0.12mi	3/2.0	1,652 (+9%)	12mo	$50,000	$30	65
707 NE H. St	0.64mi	3/1.5	1,508 (-0%)	7mo	$160,000	$106	62
508 NW 2nd St	0.14mi	4/1.0 (+1)	1,708 (+13%)	8mo	$137,000	$80	60
303 NW 3rd St	0.16mi	3/2.0	1,716 (+14%)	8mo	$67,900	$40	60
303 NW D St	0.14mi	2/1.0 (-1)	1,346 (-11%)	13mo	$38,000	$28	60
1000 N Bermuda Dr	0.59mi	3/1.5	1,452 (-4%)	5mo	$127,500	$88	59
1219 NW 3rd Cir	0.48mi	3/2.0	1,617 (+7%)	8mo	$195,000	$121	55
303 NW Rose Ln	0.20mi	4/2.0 (+1)	1,720 (+14%)	13mo	$195,000	$113	48
906 NW 10th St	0.52mi	4/2.0 (+1)	1,400 (-7%)	10mo	$130,000	$93	46

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.78×
• Total profit: $28,529
• Equity at exit: $64,624

10-year hold

• IRR: 14.5%
• Equity multiple: 3.32×
• Total profit: $84,575
• Equity at exit: $104,684

Cash invested: $36,400 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $112

Break-even live

Break-even rent $973

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $186	-5% $149	+0% $112	+5% $75	+10% $38
Rent	-10% $24	-5% $68	+0% $112	+5% $156	+10% $200
Rate	-1.0pp $177	-0.5pp $145	base $112	+0.5pp $78	+1.0pp $44

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $130,000 Active 10 DOM
2. 2026-06-18
   days on market $130,000 Active 8 DOM
3. 2026-06-17
   days on market $130,000 Active 7 DOM
4. 2026-06-16
   days on market $130,000 Active 6 DOM
5. 2026-06-15
   days on market $130,000 Active 5 DOM
6. 2026-06-13
   days on market $130,000 Active 3 DOM
7. 2026-06-12
   remarks 275-char remark
8. 2026-06-12
   pricedays on marketlisting id $130,000 Active 2 DOM
9. 2026-06-01
   days on market $135,000 Active 181 DOM
10. 2026-05-31
    days on market $135,000 Active 180 DOM
11. 2025-12-01
    listed $135,000 Active
12. 2025-11-21
    historical
13. 2025-05-21
    listed $135,000 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: $393 · $33/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$777/yr (+$65/mo · 197.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,376
• − Mortgage interest: −$7,282
• − Property taxes: −$393
• − Insurance: −$650
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$3,782
• Taxable loss: −$871
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $1,553/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stigler, OK
• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

+0.0% since first listed

3 events — show timeline

• 2025-12-01 Listed $135,000 MLS Technology, Inc.
• 2025-11-21 Listing Removed — MLS Technology, Inc.
• 2025-05-21 Listed $135,000 MLS Technology, Inc.

Property tax history

+2.9%/yr

Latest (2025): $393 · +5.1% YoY. Source: county tax records.