715 E Oklahoma St · Carnegie, OK 73015

$99,500

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 229 Days on market

Built 1960 1.00 ac lot Est $92k · 9% over

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• ARV discount +3.6/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0
• Schools +1.4/10.0

Listing remarks

Unique Investment Opportunity! This property includes a 1,500 sqft, 3 bed, 2 bath fixer-upper home AND a 5,600 sqft church - located along Hwy 9 in Carnegie, OK! The possibilities are endless - convert the church into a venue, event center, or business space while living in or renting out the home. Great visibility and easy access from the highway make this an ideal setup for investors or anyone looking for a distinctive property with tons of potential. Listed at $99,500 or best offer – motivated seller, all reasonable offers considered!

Key facts

• Easy access
• 5
• Fixer-upper home

Tags

• INVESTMENT OPPORTUNITY
• FIXER-UPPER HOME
• 5
• 600 SQFT CHURCH
• GREAT VISIBILITY
• EASY ACCESS

Property features AI

Finance

• Other: Living area reported as 1,500 (source: appraiser)
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No storm shelter
• Home design: Single family residence; One-story; Faces east; Residential property; Existing construction
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: No notable exterior features listed; Lot described as 'Other'

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#246 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Carnegie (rural): math 15% / reading 19% proficiency, ranked #212 of 270 in OK (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carnegie Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 278 students, 0% FRL); Carnegie Hs (math 15% / reading 15%, grade F, #323 of 447 statewide, top 74%, 141 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $91,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 E 1st St	0.40mi	2/2.0 (-1)	1,465 (-2%)	7mo	$90,000	$61	67
206 E 3rd St	0.41mi	3/1.0	1,724 (+15%)	8mo	$30,000	$17	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,002
• Equity at exit: $14,836

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $12,170
• Equity at exit: $8,603

Cash invested: $27,860 (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 73015

• Home prices YoY: -4.4%
• Active inventory: 14
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $190

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 78%

Sensitivity live

Price	-10% $259	-5% $224	+0% $190	+5% $156	+10% $121
Rent	-10% $102	-5% $146	+0% $190	+5% $234	+10% $278
Rate	-1.0pp $240	-0.5pp $215	base $190	+0.5pp $164	+1.0pp $138

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $99,500 Active 229 DOM
2. 2026-06-18
   days on market $99,500 Active 227 DOM
3. 2026-06-17
   days on market $99,500 Active 226 DOM
4. 2026-06-16
   days on market $99,500 Active 225 DOM
5. 2026-06-15
   days on market $99,500 Active 224 DOM
6. 2026-06-13
   days on market $99,500 Active 222 DOM
7. 2026-06-12
   days on market $99,500 Active 221 DOM
8. 2026-06-09
   days on market $99,500 Active 218 DOM
9. 2026-06-08
   days on market $99,500 Active 217 DOM
10. 2026-06-08
    days on market $99,500 Active 216 DOM
11. 2026-06-07
    days on market $99,500 Active 215 DOM
12. 2026-06-04
    days on market $99,500 Active 212 DOM
13. 2026-06-02
    days on market $99,500 Active 211 DOM
14. 2026-06-01
    days on market $99,500 Active 210 DOM
15. 2026-05-31
    days on market $99,500 Active 209 DOM
16. 2025-11-03
    listed $99,500 Active

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

Taxation est. · year 1

• Rental income: $13,332
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,895
• Taxable income: $741
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,103/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: Carnegie
• NCES district ID: 4006630
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 19% ▼ -18.00%
• Median HH income: $32,189
• Composite: 13.71/100
• National rank: #9497
• State rank: #212 of 270 in OK

Livability — Carnegie

• Score: 62/100
• State rank: #246
• US rank: #16515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carnegie, OK
• Population (ZIP): 2,365

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 54% Native American 20% Hispanic / Latino 18% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Iranian 2% Italian 1% European 1%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · Spanish 10%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.28%
• Current HPI: 159.676
• 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

• 2025-11-03 Listed $99,500 MLSOK