474436 E 1073 · Liberty, OK 74948

$84,500

2 bd · 1.5 ba · 992 sqft · SingleFamily · 17 Days on market

Built 2008 Poor condition

---

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 +21.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Opportunity awaits on nearly 5 beautiful acres with a creek running through the property, creating a peaceful and picturesque setting. This unfinished home is ready for someone with vision to bring it to life. The structure was never completed and will require significant work, including installation of a water source and HVAC system, along with other improvements throughout. For the right buyer, this property offers the chance to create a truly special custom home in a scenic, private setting. Whether you’re looking for a renovation project, a future homestead, or a place to build your dream retreat, the combination of acreage, natural beauty, and potential makes this property worth

Key facts

• Future homestead
• Unfinished home
• Renovation project

Tags

• 5 BEAUTIFUL ACRES
• CREEK RUNNING THROUGH
• UNFINISHED HOME
• SCENIC PRIVATE SETTING
• RENOVATION PROJECT
• FUTURE HOMESTEAD

Property features AI

Finance

• Other: Lot size approximately 4.94 acres

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Septic tank; No public water source
• Home design: Single-family house; Two levels; Located in Windy Acres subdivision
• Construction: Vinyl siding; Slab foundation; Asphalt shingle roof; Built as a house (residential)
• Exterior features: Cleared and wooded lot; Publicly maintained road access

Interior

• Kitchen: Microwave
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Tile countertops; Microwave
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $84k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#459 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D-, amenities F, commute F.
• Liberty (rural): math 35% / reading 30% proficiency, ranked #225 of 513 in OK (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Liberty Public School (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 374 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 110 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($584 loan paydown + $8k appreciation (10.0% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($83k) 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 $83,232 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 3.30×
• Total profit: $54,464
• Equity at exit: $76,124

10-year hold

• IRR: 25.3%
• Equity multiple: 7.50×
• Total profit: $153,786
• Equity at exit: $164,165

Cash invested: $23,660 (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 74948

• Home prices YoY: 17.6%
• Active inventory: 110
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $132

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 80%

Sensitivity live

Price	-10% $191	-5% $162	+0% $132	+5% $103	+10% $74
Rent	-10% $61	-5% $97	+0% $132	+5% $168	+10% $204
Rate	-1.0pp $175	-0.5pp $154	base $132	+0.5pp $110	+1.0pp $88

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $84,500 Active 17 DOM
2. 2026-06-18
   days on market $84,500 Active 14 DOM
3. 2026-06-17
   days on market $84,500 Active 13 DOM
4. 2026-06-16
   days on market $84,500 Active 12 DOM
5. 2026-06-15
   days on market $84,500 Active 11 DOM
6. 2026-06-13
   days on market $84,500 Active 9 DOM
7. 2026-06-13
   days on market $84,500 Active 8 DOM
8. 2026-06-10
   days on market $84,500 Active 6 DOM
9. 2026-06-09
   days on market $84,500 Active 5 DOM
10. 2026-06-08
    days on market $84,500 Active 4 DOM
11. 2026-06-07
    days on market $84,500 Active 3 DOM
12. 2026-06-05
    remarks 693-char remark
13. 2026-06-05
    listed $84,500 Active 1 DOM

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,881
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$2,458
• Taxable income: $258
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $1,526/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including a new roof, exterior, flooring, interior walls/paint, and HVAC system. The combination of acreage, natural beauty, and potential makes this property worth significant investment for the right buyer.

Repairs flagged

• Major roof — No roof visible in the satellite image
• Major exterior — No exterior visible in the satellite image
• Major flooring — No flooring visible in the satellite image
• Major interior walls/paint — No interior walls/paint visible in the satellite image
• Major systems — No systems visible in the satellite image

Value-add opportunities

• Both roof installation — A new roof is essential for the home's safety and value
• Both exterior siding and paint — Aesthetic improvements will enhance curb appeal and value
• Both flooring and interior walls/paint — These updates will make the home move-in ready and visually appealing
• Both installation of HVAC system — A functional HVAC system is crucial for comfort and energy efficiency
• Both landscaping and curb appeal — Landscaping will enhance the property's aesthetic and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No roof visible in the satellite image	Major	$15,000–50,000
exterior · No exterior visible in the satellite image	Major	$15,000–50,000
flooring · No flooring visible in the satellite image	Major	$15,000–50,000
interior walls/paint · No interior walls/paint visible in the satellite image	Major	$15,000–50,000
systems · No systems visible in the satellite image	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof installation — A new roof is essential for the home's safety and value ↑
• Both exterior siding and paint — Aesthetic improvements will enhance curb appeal and value ↑
• Both flooring and interior walls/paint — These updates will make the home move-in ready and visually appealing ↑
• Both installation of HVAC system — A functional HVAC system is crucial for comfort and energy efficiency ↑
• Both landscaping and curb appeal — Landscaping will enhance the property's aesthetic and value ↑

ⓘ 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: Liberty
• NCES district ID: 4017700
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $38,055
• Composite: 29.88/100
• National rank: #11687
• State rank: #225 of 513 in OK

Livability — Liberty

• Score: 57/100
• State rank: #459
• US rank: #21698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,946

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 16% Two or more races 15% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% Tagalog/Filipino 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.01%
• Current HPI: 253.7544
• 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

• 2026-06-02 Listed $84,500 WRVBOR