36441 E 127 Rd · Dixon, OK 74884

$84,000

1 bd · 1.0 ba · 768 sqft · SingleFamily · 10 Days on market

Built 1983 Poor condition 20 ac lot Est $84k · at est.

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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
• Appreciation +8.2/10.0
• ARV discount +7.3/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.6/10.0
• Condition / age +1.0/5.0

Listing remarks

This 20 acres m/l property is conveniently located within walking distance (. 3 miles) of Wewoka Lake. You will enjoy easy access to a variety of outdoor activities. Wewoka Lake offers a fun place to fish, boat, jet ski, tube and ski, along with a designated swimming area. The lake also has a covered pavilion and campsites making it a great spot for recreation and relaxation. This acreage offers a great opportunity to build your dream home, start a hobby farm or create a peaceful, private retreat. Property is mostly cleared with some existing fencing and features a pond, adding to its rural charm. A mobile home currently sits on the property but is in dilapidated condition and considered un

Key facts

• Existing fencing
• Campsites
• Covered pavilion

Tags

• DESIGNATED SWIMMING AREA
• COVERED PAVILION
• CAMPSITES
• EXISTING FENCING
• FEATURES A POND

Property features AI

Finance

• Other: Livestock permitted; Located on approximately 20 acres
• Financial info: Assumable: No; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Utilities: Flood insurance not listed
• Home design: Single-family residence; One level; Residential property
• Construction: Manufactured construction; Metal roof; Built status: Dilapidated
• Exterior features: Pond; Rural lot

Interior

• Kitchen: Range
• Bedrooms: 1 bedroom (single-level)
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No fireplace; No dedicated study / office; In-law plan not present
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $84k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $72 ($867/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 $83k (1.6% below list).
• Recommended offer: $83k (1.6% 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.
• Butner (rural): math 10% / reading 20% proficiency, ranked #475 of 513 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Butner Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 141 students, 0% FRL); Butner Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 60 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 30 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($581 loan paydown + $5k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 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 $82,627 (1.6% 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. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $83,712
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36441 E 127 Rd	0.00mi	1/1.0	768 (0%)	1mo	$84,000	$109	99
12655 D3642 Rd	0.74mi	2/1.0 (+1)	720 (-6%)	2mo	$21,500	$30	48

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

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.32×
• Total profit: $31,156
• Equity at exit: $55,241

10-year hold

• IRR: 18.6%
• Equity multiple: 4.72×
• Total profit: $87,523
• Equity at exit: $102,350

Cash invested: $23,520 (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 74884

• Home prices YoY: 2.7%
• Active inventory: 30
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $826 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $72

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 86%

Sensitivity live

Price	-10% $130	-5% $101	+0% $72	+5% $43	+10% $14
Rent	-10% $7	-5% $40	+0% $72	+5% $105	+10% $138
Rate	-1.0pp $115	-0.5pp $94	base $72	+0.5pp $50	+1.0pp $28

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-10
   status Pending
2. 2026-03-31
   listed $84,000 Active

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $9,915
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$2,444
• Taxable loss: −$500
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $987/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 · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, exterior painting, and landscaping. Improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major roof — The roof is visibly damaged and needs replacement.
• Major siding — The siding is peeling and in poor condition, indicating a need for replacement.
• Major fencing — The fencing is damaged and needs repair or replacement.

Value-add opportunities

• Both landscaping and fencing repair — Improving the landscaping and repairing the fencing will enhance the property's curb appeal and make it more attractive for both resale and rental.
• Both roof replacement — A new roof will significantly improve the property's condition and make it more appealing to potential buyers or renters.
• Both exterior painting — Painting the exterior will improve the home's appearance and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof is visibly damaged and needs replacement.	Major	$15,000–50,000
siding · The siding is peeling and in poor condition, indicating a need for replacement.	Major	$15,000–50,000
fencing · The fencing is damaged and needs repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and fencing repair — Improving the landscaping and repairing the fencing will enhance the property's curb appeal and make it more attractive for both resale and rental. ↑
• Both roof replacement — A new roof will significantly improve the property's condition and make it more appealing to potential buyers or renters. ↑
• Both exterior painting — Painting the exterior will improve the home's appearance and make it more attractive to potential buyers or renters. ↑

ⓘ 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: Butner
• NCES district ID: 4006000
• Math proficiency: 10% ▲ 4.00%
• Reading proficiency: 20% ▲ 5.00%
• Median HH income: $37,261
• Composite: 15.98/100
• National rank: #14305
• State rank: #475 of 513 in OK

Livability — Dixon

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

Census & demographics

• Population (ZIP): 5,558

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 55% Native American 20% Two or more races 13% Black 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 245.5435
• 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

2 events — show timeline

• 2026-04-10 Pending — MLSOK
• 2026-03-31 Listed $84,000 MLSOK