24182 State Highway 76 Hwy · Ratliff City, OK 73481

$49,900

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 137 Days on market

Built 1979 3.63 ac lot Est $37k · 36% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Great Investment Opportunity in Ratliff! This 3-bedroom, 2-bath home offers incredible potential for investors, flippers, or those looking to expand their rental portfolio. With some TLC, this property could truly shine—there’s tons of potential to customize, renovate, or reimagine the space. Don’t miss this affordable opportunity to own a versatile property!

Key facts

• 3.63 acre lot
• Built 1979
• Listed 137 days

Property features AI

Finance

• Other: Approximately 3.63-acre lot
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Brick construction; Composition roof; Built on slab
• Exterior features: No notable exterior features listed; Storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating
• Interior features: One living area; Slab foundation; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#634 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Fox (rural): math 20% / reading 20% proficiency, ranked #408 of 513 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fox Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 124 students, 0% FRL); Fox Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 49 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.3% local appreciation)).
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1979 — 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 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. 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: 2.23% ✓
• Cap rate: 18.56%
• Cash-on-cash: 43.81%
• DSCR: 2.95
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $36,576
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24182 State Highway 76 Hwy	0.00mi	3/2.0	1,524 (0%)	0mo	$37,000	$24	100

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

Projected returns pro-forma

3.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 3.82×
• Total profit: $39,382
• Equity at exit: $23,341

10-year hold

• IRR: 49.0%
• Equity multiple: 7.70×
• Total profit: $93,675
• Equity at exit: $36,689

Cash invested: $13,972 (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 73481

• Home prices YoY: 1.0%
• Active inventory: 10
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $510

Break-even live

Break-even rent $468

Max offer price $49,900

Occupancy floor 49%

Sensitivity live

Price	-10% $538	-5% $524	+0% $510	+5% $496	+10% $482
Rent	-10% $422	-5% $466	+0% $510	+5% $554	+10% $598
Rate	-1.0pp $535	-0.5pp $523	base $510	+0.5pp $497	+1.0pp $484

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-10
   status Pending
2. 2026-02-14
   price $49,900
3. 2026-02-14
   price $59,900
4. 2026-01-13
   price $69,900
5. 2026-01-04
   price $79,900
6. 2025-12-27
   price $89,900
7. 2025-12-19
   price $99,900
8. 2025-12-12
   price $109,900
9. 2025-12-08
   price $119,900
10. 2025-11-24
    listed $130,000 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: $1,044 · $87/mo
• Projected year-2 tax: $1,044 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,361
• − Mortgage interest: −$2,795
• − Property taxes: −$1,044
• − Insurance: −$250
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,452
• Taxable income: $5,683
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $4,757/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: Fox
• NCES district ID: 4012060
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $40,227
• Composite: 20.22/100
• National rank: #13832
• State rank: #408 of 513 in OK

Livability — Ratliff City

• Score: 52/100
• State rank: #634
• US rank: #24735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 924

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Native American 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Czech 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.32%
• Current HPI: 332.5972
• 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

-61.6% since first listed

10 events — show timeline

• 2026-04-10 Pending — MLSOK
• 2026-02-14 Price Changed $49,900 MLSOK
• 2026-02-14 Price Changed $59,900 MLSOK
• 2026-01-13 Price Changed $69,900 MLSOK
• 2026-01-04 Price Changed $79,900 MLSOK
• 2025-12-27 Price Changed $89,900 MLSOK
• 2025-12-19 Price Changed $99,900 MLSOK
• 2025-12-12 Price Changed $109,900 MLSOK
• 2025-12-08 Price Changed $119,900 MLSOK
• 2025-11-24 Listed $130,000 MLSOK

Property tax history

+3.6%/yr

Latest (2025): $1,044 · +4.9% YoY. Source: county tax records.