704 S Morton Ave · Okmulgee, OK 74447

$75,000

2 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 159 Days on market

Built 1930 6,599 sqft lot ↓ 12% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks

* 3 bedroom * 1 bath * Living room * Dining room * Kitchen * Laundry room w/ Pantry area * Central heat and air * Detached 1 car garage w/ brick floor * Beautiful Magnolia tree in back yard * Concrete slab in back yard used for hot tub * Walking distance to the YMCA * Close to downtown Okmulgee * Short drive to South Tulsa * Great starter or rental home

Key facts

• Pantry area
• Kitchen
• Laundry room

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN
• LAUNDRY ROOM
• PANTRY AREA
• DETACHED 1 CAR GARAGE

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Covered porch; Chain-link fencing; Mature trees on lot; Faces east

Interior

• Kitchen: Country-style kitchen; Dishwasher; Oven; Range; Refrigerator; Gas water heater
• Bedrooms: Three first-floor bedrooms (one with walk-in closet)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with bathtub (hall bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Ceiling fan(s); Gas range and gas oven connections
• Laundry & utility: Inside utility room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 7.6% in Okmulgee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1930 — 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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.78%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $42,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Moreland Rd	0.57mi	2/1.0	1,312 (+4%)	8mo	$141,000	$107	60
701 S Muskogee Ave	0.30mi	2/1.0	1,133 (-10%)	14mo	$148,000	$131	57
705 S Muskogee Ave	0.30mi	2/1.0	1,080 (-15%)	12mo	$155,000	$144	52
812 W 6th St	0.61mi	2/1.0	1,326 (+5%)	16mo	$8,000	$6	50
414 E 12th St	0.34mi	2/1.0	1,106 (-12%)	17mo	$35,000	$32	50
901 E 9th St	0.71mi	2/1.0	1,200 (-5%)	11mo	$123,000	$103	49
815 S Severs St	0.45mi	3/1.5 (+1)	1,384 (+10%)	18mo	$37,000	$27	41
805 E 13th St	0.60mi	2/1.0	1,108 (-12%)	13mo	$35,000	$32	41
716 E 12th St	0.56mi	2/2.0	1,138 (-10%)	16mo	$27,500	$24	40
706 E 13th St	0.53mi	2/1.0	1,088 (-14%)	15mo	$37,500	$34	40
409 E 20th St	0.52mi	3/1.0 (+1)	1,112 (-12%)	17mo	$45,000	$40	36
1210 W 8th St	0.74mi	3/2.0 (+1)	1,380 (+9%)	14mo	$15,000	$11	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $9,876
• Equity at exit: $11,183

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $36,908
• Equity at exit: $6,485

Cash invested: $21,000 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 146
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $346

Break-even live

Break-even rent $581

Max offer price $75,000

Occupancy floor 61%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	23d	1	0.54mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	3d	1	0.69mi
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	14d	1	0.76mi

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 159 DOM
2. 2026-06-17
   days on market $75,000 Active 158 DOM
3. 2026-06-16
   days on market $75,000 Active 157 DOM
4. 2026-06-15
   days on market $75,000 Active 156 DOM
5. 2026-06-13
   days on market $75,000 Active 154 DOM
6. 2026-06-12
   days on market $75,000 Active 153 DOM
7. 2026-06-09
   days on market $75,000 Active 150 DOM
8. 2026-06-08
   days on market $75,000 Active 149 DOM
9. 2026-06-08
   days on market $75,000 Active 148 DOM
10. 2026-06-07
    days on market $75,000 Active 147 DOM
11. 2026-06-04
    days on market $75,000 Active 144 DOM
12. 2026-06-02
    days on market $75,000 Active 143 DOM
13. 2026-06-01
    days on market $75,000 Active 142 DOM
14. 2026-05-31
    days on market $75,000 Active 141 DOM
15. 2026-01-08
    listed $75,000 Active
16. 2025-11-21
    historical
17. 2025-10-11
    price $78,000
18. 2024-11-22
    listed $85,000 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: $415 · $35/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$260/yr (+$22/mo · 62.7%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,233
• − Mortgage interest: −$4,201
• − Property taxes: −$415
• − Insurance: −$375
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,182
• Taxable income: $3,103
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,410/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

-11.8% since first listed

4 events — show timeline

• 2026-01-08 Listed $75,000 MLS Technology, Inc.
• 2025-11-21 Listing Removed — MLS Technology, Inc.
• 2025-10-11 Price Changed $78,000 MLS Technology, Inc.
• 2024-11-22 Listed $85,000 MLS Technology, Inc.

Property tax history

+3.3%/yr

Latest (2025): $415 · +0.2% YoY. Source: county tax records.