14331 County Road 3498 · Pickett, OK 74820

$135,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 2 Days on market

Built 2006 1.06 ac lot Est $173k · 22% 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 +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

All offers to be sent to listing agent by 6/8/26 by 3:30 p. m. Turnkey 2 bedroom, 2 bath home built in 2006 and ready for its next owner! This cute home offers an easy, open concept floor plan that makes great use of space and feels inviting from the moment you walk in. All kitchen appliances stay, along with the washer and dryer, making moving day even easier. You’ll love the spacious bedrooms, extra storage throughout, large backyard, and the added peace of mind of having a storm shelter. The carport is a huge bonus, and with a roof that is only 5 years old, many of the big-ticket items are already taken care of. Affordable, good looking, and move in ready. .. this one is a must see

Key facts

• Large backyard
• Carport
• Storm shelter

Tags

• OPEN CONCEPT FLOOR PLAN
• KITCHEN APPLIANCES STAY
• STORM SHELTER
• LARGE BACKYARD
• CARPORT
• ROOF ONLY 5 YEARS OLD

Property features AI

Exterior

• Parking: Attached 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water available; Aerobic septic system
• Home design: Single-story; Faces east; Slab foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Porch; No additional exterior features listed

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows; Electric oven and range connections
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $116 ($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 $119k (11.7% below list).
• Recommended offer: $119k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Vanoss (rural): math 23% / reading 22% proficiency, ranked #134 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vanoss Es (math 22% / reading 19%, grade F, #466 of 845 statewide, top 55%, 412 students, 0% FRL); Vanoss Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 167 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 308 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

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

Risks & watch-outs

• Climate carrying-cost: severe 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 $119,223 (11.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.88% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $172,744
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14174 County Road 3501	0.42mi	3/1.5	1,152 (+1%)	8mo	$174,500	$151	70
9986 County Road 1542	0.25mi	3/1.5	1,315 (+15%)	15mo	$175,000	$133	49

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 · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-12,275
• Equity at exit: $20,129

10-year hold

• IRR: 2.8%
• Equity multiple: 1.22×
• Total profit: $8,185
• Equity at exit: $11,672

Cash invested: $37,800 (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 74820

• Home prices YoY: -11.5%
• Rents YoY: 4.8%
• Active inventory: 308
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $116

Break-even live

Break-even rent $1,045

Max offer price $135,000

Occupancy floor 85%

Sensitivity live

Price	-10% $193	-5% $155	+0% $116	+5% $78	+10% $40
Rent	-10% $22	-5% $69	+0% $116	+5% $164	+10% $211
Rate	-1.0pp $184	-0.5pp $151	base $116	+0.5pp $81	+1.0pp $46

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-09
   status $135,000 Pending 2 DOM
2. 2026-06-08
   days on market $135,000 Active 2 DOM
3. 2026-06-07
   remarks 693-char remark
4. 2026-06-07
   listed $135,000 Active 1 DOM

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$480/yr (+$40/mo · 65.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,307
• − Mortgage interest: −$7,562
• − Property taxes: −$735
• − Insurance: −$675
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,927
• Taxable loss: −$882
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $1,608/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: Vanoss
• NCES district ID: 4030960
• Math proficiency: 23% ▼ -3.00%
• Reading proficiency: 22% ▼ -3.00%
• Median HH income: $47,496
• Composite: 19.76/100
• National rank: #8709
• State rank: #134 of 270 in OK

Livability — Pickett

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Pickett, OK
• County: Pontotoc County · 31,943 people
• Metro: Ada, OK
• Population (ZIP): 31,943
• Household income: $62,357
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 774.0

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Native American 19% Two or more races 13% Hispanic / Latino 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.45%
• Current HPI: 250.7685
• Rent YoY: ▲ 4.83%
• Metro: Ada, OK
• 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

• 2026-06-03 Listed $135,000 MLS Technology, Inc.

Property tax history

+4.2%/yr

Latest (2025): $735 · +4.9% YoY. Source: county tax records.