309 Missouri Ave · Albion, OK 74521

$105,000

4 bd · 1.0 ba · 1,800 sqft · SingleFamily · 78 Days on market

Built 1996 Fair condition

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Why this score? — see what drove the B- 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

This 1800 square foot single family home has 4 bedrooms and 1.0 bathrooms on 3 lots. This home is located at 309 Missouri Ave, Albion, OK 74521.

Key facts

• Built 1996
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#454 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Albion (rural): math 0% / reading 21% proficiency, ranked #497 of 513 in OK (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pushmataha County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 2.23×
• Total profit: $36,155
• Equity at exit: $47,213

10-year hold

• IRR: 22.7%
• Equity multiple: 4.26×
• Total profit: $95,839
• Equity at exit: $72,760

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 74521

• Active inventory: 2
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $369

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $441	-5% $405	+0% $369	+5% $332	+10% $296
Rent	-10% $259	-5% $314	+0% $369	+5% $423	+10% $478
Rate	-1.0pp $422	-0.5pp $395	base $369	+0.5pp $342	+1.0pp $314

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 16 events

1. 2026-06-21
   days on market $105,000 Active 78 DOM
2. 2026-06-18
   days on market $105,000 Active 76 DOM
3. 2026-06-17
   days on market $105,000 Active 75 DOM
4. 2026-06-16
   days on market $105,000 Active 74 DOM
5. 2026-06-15
   days on market $105,000 Active 73 DOM
6. 2026-06-13
   days on market $105,000 Active 71 DOM
7. 2026-06-12
   days on market $105,000 Active 70 DOM
8. 2026-06-09
   days on market $105,000 Active 67 DOM
9. 2026-06-08
   days on market $105,000 Active 66 DOM
10. 2026-06-08
    days on market $105,000 Active 65 DOM
11. 2026-06-07
    days on market $105,000 Active 64 DOM
12. 2026-06-04
    days on market $105,000 Active 61 DOM
13. 2026-06-02
    days on market $105,000 Active 60 DOM
14. 2026-06-01
    days on market $105,000 Active 59 DOM
15. 2026-05-31
    days on market $105,000 Active 58 DOM
16. 2026-04-02
    listed $105,000 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $16,623
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,055
• Taxable income: $2,927
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $3,722/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, with a focus on updating the interior and kitchen. Fresh paint and new cabinets would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom shelves — Items on shelves
• Minor Bedroom carpet — Worn appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and appearance
• Both Replace bathroom shelves — New shelves provide better organization and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear	Minor	$500–3,000
Bathroom shelves · Items on shelves	Minor	$500–3,000
Bedroom carpet · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace bathroom shelves — New shelves provide better organization and appearance ↑

ⓘ 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: Albion
• NCES district ID: 4002580
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 21% ▼ -19.00%
• Median HH income: $34,866
• Composite: 12.18/100
• National rank: #14577
• State rank: #497 of 513 in OK

Livability — Albion

• Score: 58/100
• State rank: #454
• US rank: #21512

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

• Census place: Albion, OK
• City population: 59
• Population (ZIP): 59

Population outlook (Pushmataha County) Hauer SSP2

• Today (2025): 10,435 people
• By 2030: 10,022 · -4.0%
• By 2040: 9,260 · -11.3%
• By 2050: 8,627 · -17.3%
• By 2075: 7,570 · -27.5%
• By 2100: 6,738 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.80)
• Race & ethnicity: Native American 46% White 41% Hispanic / Latino 19% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Scotch-Irish 10% Portuguese 8%
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Pushmataha

• 2024 margin: Solid R (+72.5) · D 13.1% · R 85.6% · Other 1.3%
• 2008→2024 swing: -29.1pp toward R · 2008: -43.4pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+70.6 2016: R+63.2 2012: R+49.5 2008: R+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-04-02 Listed $105,000 Fizber.com