813 N Kern Ave · Okmulgee, OK 74447

$55,000

3 bd · 1.0 ba · 1,443 sqft · SingleFamily public records · 5 Days on market

Built 1945 0.34 ac lot ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Ready to start building your Rental Portfolio? This property is being sold with 1101 N. Collins in Okmulgee. Asking price is $55,000.00 which includes both properties. This property is a large 3BR/1Bath home with upstairs bonus space and oversized attached two car garage on a very well kept corner lot. Would also be a great starter home if you don't mind doing some work. Motivated Sellers! Make an offer!

Key facts

• 0.34 acre lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $55k).
• Cap rate 15.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Okmulgee Primary Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 532 students, 0% FRL); Dunbar Intermediate Es (math 2% / reading 7%, grade F, #326 of 345 statewide, top 95%, 322 students, 0% FRL); Okmulgee Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 331 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 147 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $55,000

Questions for the listing agent

1. Built in 1945 — 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. 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?
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: 1.79% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.06%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $135,642
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 W 3rd St	0.34mi	3/2.0	1,485 (+3%)	1mo	$140,000	$94	74
305 N Taft Ave	0.42mi	3/1.0	1,548 (+7%)	2mo	$32,500	$21	66
901 N Seminole Ave	0.59mi	3/1.0	1,465 (+2%)	10mo	$159,900	$109	62
1106 N Alabama Ave	0.48mi	3/1.0	1,304 (-10%)	3mo	$109,900	$84	60
1225 W 5th St	0.50mi	3/2.0	1,424 (-1%)	14mo	$175,000	$123	59
602 N Collins Ave	0.38mi	2/2.0 (-1)	1,333 (-8%)	5mo	$75,000	$56	57
911 N Kern Ave	0.06mi	2/2.0 (-1)	1,261 (-13%)	16mo	$69,999	$56	54
1210 W 8th St	0.70mi	3/2.0	1,380 (-4%)	15mo	$15,000	$11	44
1119 W 7th St	0.56mi	2/1.0 (-1)	1,283 (-11%)	8mo	$139,000	$108	44
1401 N Taft Ave	0.60mi	3/2.0	1,234 (-14%)	3mo	$159,000	$129	42
1218 N Oklahoma Ave	0.45mi	2/2.0 (-1)	1,288 (-11%)	15mo	$20,000	$16	40
1103 N Alabama Ave	0.50mi	3/2.0	1,260 (-13%)	15mo	$141,000	$112	39

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $16,486
• Equity at exit: $8,201

10-year hold

• IRR: 33.5%
• Equity multiple: 4.06×
• Total profit: $47,101
• Equity at exit: $4,755

Cash invested: $15,400 (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: 147
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $399

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 55%

Sensitivity live

Price	-10% $437	-5% $418	+0% $399	+5% $380	+10% $361
Rent	-10% $321	-5% $360	+0% $399	+5% $437	+10% $476
Rate	-1.0pp $426	-0.5pp $413	base $399	+0.5pp $384	+1.0pp $370

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	16d	1	0.49mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	5d	1	0.67mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	25d	1	1.04mi

Listing history 7 events

1. 2025-06-23
   status Pending
2. 2025-06-17
   listed $55,000 Active
3. 2025-06-16
   historical
4. 2025-02-10
   price $45,000
5. 2025-01-25
   price $49,000
6. 2024-12-11
   price $55,000
7. 2024-11-03
   listed $59,000 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 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: $11,827
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$1,600
• Taxable income: $4,154
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $3,785/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

-6.8% since first listed

7 events — show timeline

• 2025-06-23 Pending — MLS Technology, Inc.
• 2025-06-17 Listed $55,000 MLS Technology, Inc.
• 2025-06-16 Listing Removed — MLS Technology, Inc.
• 2025-02-10 Price Changed $45,000 MLS Technology, Inc.
• 2025-01-25 Price Changed $49,000 MLS Technology, Inc.
• 2024-12-11 Price Changed $55,000 MLS Technology, Inc.
• 2024-11-03 Listed $59,000 MLS Technology, Inc.

Property tax history

-2.7%/yr

Latest (2025): $61 · +1.7% YoY. Source: county tax records.