157 Church St · Ratliff City, OK 73481

$119,000

3 bd · 2.0 ba · 1,473 sqft · SingleFamily public records · 87 Days on market

Built 1953 0.45 ac lot

---

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 +20.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This newly remodeled home in Ratliff City, Oklahoma offers comfortable living with modern updates throughout. The property features 3 spacious bedrooms and 2 full bathrooms, making it perfect for families or anyone needing extra space. Inside, the home has been freshly painted and updated to give it a clean, move-in-ready feel. The layout provides a welcoming living area and a functional kitchen and dining space designed for everyday living. The home sits on a solid slab foundation and includes a 2-car carport, providing convenient covered parking. Outside, you’ll enjoy the privacy fence, creating a secure and private backyard—great for pets, kids, or outdoor relaxation. With it

Key facts

• Functional kitchen
• Covered parking
• Privacy fence

Tags

• REMODELED HOME
• PRIVACY FENCE
• SOLID SLAB FOUNDATION
• COVERED PARKING
• FUNCTIONAL KITCHEN

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Chain link and privacy fencing; No additional exterior features listed; Faces west

Interior

• Kitchen: Oven
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Aluminum-framed windows; Electric oven/range connections; Electric water heater
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $109k (8.4% below list).
• Recommended offer: $109k (8.4% below list) — sets the bar for 1% rule.

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: schools F, amenities F, commute 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.
• 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 $5k of equity ($823 loan paydown + $4k 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,965 (8.4% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 0.92% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.78×
• Total profit: $25,884
• Equity at exit: $55,662

10-year hold

• IRR: 15.0%
• Equity multiple: 3.29×
• Total profit: $76,194
• Equity at exit: $87,495

Cash invested: $33,320 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $150

Break-even live

Break-even rent $899

Max offer price $119,000

Occupancy floor 81%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $119,000 Active 87 DOM
2. 2026-06-18
   days on market $119,000 Active 86 DOM
3. 2026-06-17
   days on market $119,000 Active 85 DOM
4. 2026-06-16
   days on market $119,000 Active 84 DOM
5. 2026-06-15
   days on market $119,000 Active 83 DOM
6. 2026-06-14
   days on market $119,000 Active 81 DOM
7. 2026-06-12
   days on market $119,000 Active 80 DOM
8. 2026-06-09
   days on market $119,000 Active 77 DOM
9. 2026-06-08
   days on market $119,000 Active 76 DOM
10. 2026-06-07
    days on market $119,000 Active 75 DOM
11. 2026-06-05
    days on market $119,000 Active 73 DOM
12. 2026-06-03
    days on market $119,000 Active 71 DOM
13. 2026-06-02
    days on market $119,000 Active 70 DOM
14. 2026-06-01
    days on market $119,000 Active 69 DOM
15. 2026-05-31
    days on market $119,000 Active 68 DOM
16. 2026-05-30
    days on market $119,000 Active 67 DOM
17. 2026-05-18
    status Active
18. 2026-05-01
    status Pending
19. 2026-03-07
    listed $119,000 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: $442 · $37/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$629/yr (+$52/mo · 142.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,076
• − Mortgage interest: −$6,666
• − Property taxes: −$442
• − Insurance: −$595
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,462
• Taxable loss: −$181
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,848/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

• Census place: Ratliff City, OK
• 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

3 events — show timeline

• 2026-05-18 Relisted — MLS Technology, Inc.
• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-03-07 Listed $119,000 MLS Technology, Inc.

Property tax history

+1.4%/yr

Latest (2025): $442 · +5.0% YoY. Source: county tax records.