511 W Cemetery Rd · Oktaha, OK 74450

$174,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 57 Days on market

Built 2010 0.29 ac lot Est $188k · 7% 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).

• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• DSCR +1.0/10.0
• 1% rule +0.9/10.0

Listing remarks

4 Bedroon, 2 Bath home located in Oktaha School District. This home is move in ready with new a roof, Central H/A, paint, vinyl plank flooring, and doors. This home also qualifies for Rural Development Financing. Must have Pre-Qualification letter or PROOF OF FUNDS LETTER

Key facts

• New roof
• Vinyl plank flooring
• 0.29 acre lot

Tags

• NEW ROOF
• VINYL PLANK FLOORING

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Built with brick and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Patio; Chain link fencing

Interior

• Kitchen: Oven; Range; Stove
• Bedrooms: Primary suite with private bath and walk-in closet (first floor); Three additional bedrooms with walk-in closets (first floor); Additional bedroom (first floor)
• Flooring: Tile; Vinyl
• Bathrooms: Master full bathroom (first floor); Hall full bathroom (first floor); Total of 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames with insulated windows; Laminate counters; Ceiling fans; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (40.7% below list).
• Recommended offer: $104k (40.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#521 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Oktaha (rural): math 19% / reading 23% proficiency, ranked #152 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 58 units permitted in Muskogee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Muskogee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, 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 57 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,653 (40.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.59% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $188,448
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 N Jeannetta Ave	0.37mi	3/2.0	1,092 (-12%)	5mo	$164,900	$151	58
112 E Prairie St	0.50mi	3/1.5	1,112 (-11%)	13mo	$165,000	$148	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $77,840
• Equity at exit: $157,564

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $242,765
• Equity at exit: $339,792

Cash invested: $48,972 (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 74450

• Active inventory: 12
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-273

Break-even live

Break-even rent $1,382

Max offer price $126,754

Occupancy floor —

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   statusdays on market $174,900 Pending 57 DOM
2. 2026-06-08
   days on market $174,900 Active 56 DOM
3. 2026-06-07
   days on market $174,900 Active 55 DOM
4. 2026-06-05
   days on market $174,900 Active 52 DOM
5. 2026-06-03
   days on market $174,900 Active 51 DOM
6. 2026-06-02
   days on market $174,900 Active 50 DOM
7. 2026-06-01
   days on market $174,900 Active 49 DOM
8. 2026-05-31
   days on market $174,900 Active 48 DOM
9. 2026-05-30
   days on market $174,900 Active 47 DOM
10. 2026-04-13
    listed $174,900 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: $1,216 · $101/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: +$358/yr (+$30/mo · 29.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,438
• − Mortgage interest: −$9,797
• − Property taxes: −$1,216
• − Insurance: −$874
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$5,088
• Taxable loss: −$6,527
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $-1,704/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: Oktaha
• NCES district ID: 4022830
• Math proficiency: 19% ▼ -22.00%
• Reading proficiency: 23% ▼ -15.00%
• Median HH income: $49,631
• Composite: 18.7/100
• National rank: #8882
• State rank: #152 of 270 in OK

Livability — Oktaha

• Score: 56/100
• State rank: #521
• US rank: #22766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oktaha, OK
• Population (ZIP): 1,720

Population outlook (Muskogee County) Hauer SSP2

• Today (2025): 66,842 people
• By 2030: 64,969 · -2.8%
• By 2040: 60,920 · -8.9%
• By 2050: 56,978 · -14.8%
• By 2075: 47,160 · -29.4%
• By 2100: 35,336 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 63% Native American 26% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2% Other Asian/Pacific 1%

Political lean MEDSL · Muskogee

• 2024 margin: Solid R (+37.6) · D 30.4% · R 68.0% · Other 1.7%
• 2008→2024 swing: -22.6pp toward R · 2008: -15.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+33.9 2016: R+29.2 2012: R+14.8 2008: R+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 54.90%
• Current HPI: 210.55
• 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

1 event — show timeline

• 2026-04-13 Listed $174,900 MLS Technology, Inc.

Property tax history

+3.9%/yr

Latest (2025): $1,216 · +6.9% YoY. Source: county tax records.