20 Seminole · Healdton, OK 73438

$135,000

3 bd · 2.0 ba · 2,582 sqft · SingleFamily public records · 16 Days on market

Built 1954 0.75 ac lot Est $222k · 39% under

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.1/10.0

Key facts

• 0.75 acre lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry on main level
• Construction: Built (year per public records); Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Crawlspace and slab foundation
• Exterior features: Covered porch; Shed(s); Chain link fencing; Storm shelter; Corner lot

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric oven connection; Gas range connection; Vinyl and wood window frames; None (no additional interior features listed)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $65 ($776/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 $115k (15.2% below list).
• Recommended offer: $115k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#390 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: schools F, amenities F, commute F.
• Healdton (rural): math 10% / reading 13% proficiency, ranked #246 of 270 in OK (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $114,506 (15.2% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $222,052
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1773 W Lincoln St	0.18mi	4/3.0 (+1)	2,297 (-11%)	16mo	$198,000	$86	51

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-17,799
• Equity at exit: $20,129

10-year hold

• IRR: -4.2%
• Equity multiple: 0.73×
• Total profit: $-10,359
• Equity at exit: $11,672

Cash invested: $37,800 (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 73438

• Home prices YoY: -4.0%
• Active inventory: 28
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $65

Break-even live

Break-even rent $1,063

Max offer price $135,000

Occupancy floor 89%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-17
   status $135,000 Pending 16 DOM
2. 2026-06-17
   days on market $135,000 Active 16 DOM
3. 2026-06-16
   days on market $135,000 Active 15 DOM
4. 2026-06-15
   days on market $135,000 Active 14 DOM
5. 2026-06-14
   days on market $135,000 Active 12 DOM
6. 2026-06-12
   days on market $135,000 Active 11 DOM
7. 2026-06-09
   days on market $135,000 Active 8 DOM
8. 2026-06-08
   days on market $135,000 Active 7 DOM
9. 2026-06-07
   days on market $135,000 Active 6 DOM
10. 2026-06-05
    days on market $135,000 Active 3 DOM
11. 2026-06-03
    days on market $135,000 Active 2 DOM
12. 2026-06-02
    listed $135,000 Active 1 DOM

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$306/yr (+$26/mo · 33.7%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,741
• − Mortgage interest: −$7,562
• − Property taxes: −$909
• − Insurance: −$675
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$3,927
• Taxable loss: −$1,531
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,143/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: Healdton
• NCES district ID: 4014130
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 13% ▼ -11.00%
• Median HH income: $35,740
• Composite: 9.5/100
• National rank: #9849
• State rank: #246 of 270 in OK

Livability — Healdton

• Score: 59/100
• State rank: #390
• US rank: #20116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Healdton, OK
• Population (ZIP): 3,055

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 (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -9.75%
• Current HPI: 231.5295
• 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

+80.0% since first listed

19 events — show timeline

• 2026-06-01 Listed $135,000 MLS Technology, Inc.
• 2026-02-23 Listing Removed — MLS Technology, Inc.
• 2025-11-07 Listed $110,000 MLS Technology, Inc.
• 2025-10-15 Listing Removed — MLS Technology, Inc.
• 2025-07-20 Price Changed $115,000 MLS Technology, Inc.
• 2025-05-07 Listed $125,000 MLS Technology, Inc.
• 2025-04-30 Listing Removed — MLS Technology, Inc.
• 2025-04-28 Relisted — MLS Technology, Inc.
• 2025-04-28 Price Changed $125,000 MLS Technology, Inc.
• 2025-04-09 Pending — MLS Technology, Inc.
• 2024-12-16 Price Changed $135,000 MLS Technology, Inc.
• 2024-10-14 Listed $140,000 MLS Technology, Inc.
• 2024-09-30 Listing Removed — MLS Technology, Inc.
• 2024-09-11 Price Changed $140,000 MLS Technology, Inc.
• 2024-08-02 Relisted — MLS Technology, Inc.
• 2024-07-15 Pending — MLS Technology, Inc.
• 2024-05-16 Price Changed $145,000 MLS Technology, Inc.
• 2024-04-01 Listed $150,000 MLS Technology, Inc.
• 2006-09-12 Sold (Public Records) $75,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $909 · +0.1% YoY. Source: county tax records.