9175 County Road 1130 · Lookeba, OK 73053

$85,000

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 227 Days on market

Built 1960 1.26 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTORS DELIGHT This is a 3-bedroom home with 1 bath. Large utility room. Large living and dining combination with a fireplace at the west end of the room. Home faces east and sits on the north side of the road. There is a storm cellar on the north side of the home. The storage shed/barn is in need of repair. Home will not go VA nor FHA because of all the repairs that are needed such as flooring and all appliances need to be installed. Bathroom was started but in need of tub and commode. Property is fenced on 3 sides, but it is a shared fence. Buyer to verify land tract size. Court house legal says 1.26 acres

Key facts

• Fenced on 3 sides
• Storm cellar
• Large utility room

Tags

• LARGE UTILITY ROOM
• FIREPLACE
• STORM CELLAR
• FENCED ON 3 SIDES

Property features AI

Finance

• Other: Lot roughly 1.26 acres (approximate) with dimensions about 200x275; Directions: West of Lookeba on Hwy 2540 about 5 miles; turn north and continue to the first street that turns west; home is on the north side facing east
• Financial info: Assumable loan: No; Loan qualification: Does not apply; Current price: $89,500
• HOA & community: No mandatory association dues

Exterior

• Security: Below-ground storm shelter
• Home design: Single family residence; One story; Faces east; Residential property; Existing structure
• Construction: Vinyl and other siding; Composition roof (new 2023); Combination foundation; Built previously (existing)
• Exterior features: Barn(s); Covered porch; Outbuildings; Chain fencing; Rural lot

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating
• Interior features: One living area; One dining area; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#545 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D+, crime F, amenities F.
• Lookeba Sickles (rural): math 50% / reading 50% proficiency, ranked #34 of 513 in OK (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lookeba-Sickles Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 135 students, 0% FRL); Lookeba-Sickles Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 52 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.
• Zoned-school proficiency averages 27% at this address vs 50% district-wide (-23 pts) — the specific schools serving this property underperform the Lookeba Sickles average; the district grade overstates school quality for this exact location.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 227 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $85k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1960 — 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 D-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: 1.34% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 2.46×
• Total profit: $34,717
• Equity at exit: $38,220

10-year hold

• IRR: 26.4%
• Equity multiple: 4.75×
• Total profit: $89,219
• Equity at exit: $58,901

Cash invested: $23,800 (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 73053

• Active inventory: 11
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $385

Break-even live

Break-even rent $649

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 227 DOM
2. 2026-06-17
   days on market $85,000 Active 226 DOM
3. 2026-06-16
   days on market $85,000 Active 225 DOM
4. 2026-06-15
   days on market $85,000 Active 224 DOM
5. 2026-06-13
   days on market $85,000 Active 222 DOM
6. 2026-06-12
   days on market $85,000 Active 221 DOM
7. 2026-06-09
   days on market $85,000 Active 218 DOM
8. 2026-06-08
   days on market $85,000 Active 217 DOM
9. 2026-06-08
   days on market $85,000 Active 216 DOM
10. 2026-06-05
    days on market $85,000 Active 214 DOM
11. 2026-06-04
    days on market $85,000 Active 212 DOM
12. 2026-06-02
    days on market $85,000 Active 211 DOM
13. 2026-06-01
    days on market $85,000 Active 210 DOM
14. 2026-05-31
    days on market $85,000 Active 209 DOM
15. 2026-04-30
    price $85,000
16. 2025-11-03
    listed $89,500 Active
17. 2025-09-13
    historical
18. 2025-03-13
    listed $89,500 Active
19. 2023-12-21
    soldstatus $40,000

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$382/yr (+$32/mo · 99.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,638
• − Mortgage interest: −$4,761
• − Property taxes: −$383
• − Insurance: −$425
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,473
• Taxable income: $3,414
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,798/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: Lookeba Sickles
• NCES district ID: 4018390
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $46,634
• Composite: 44.48/100
• National rank: #6078
• State rank: #34 of 513 in OK

Livability — Lookeba

• Score: 55/100
• State rank: #545
• US rank: #23185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 597

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 9% Native American 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Romanian 3% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+112.5% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $85,000 MLSOK
• 2025-11-03 Listed $89,500 MLSOK
• 2025-09-13 Listing Removed — MLSOK
• 2025-03-13 Listed $89,500 MLSOK
• 2023-12-21 Sold (Public Records) $40,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $383 · +4.9% YoY. Source: county tax records.