36730 N E Rd Unit 126RD · Lima, OK 74884

$75,000

3 bd · 1.5 ba · 1,296 sqft · SingleFamily · 71 Days on market

Built 1993 Fair condition 1.01 ac lot

---

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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

Motivated Seller. .. .. Great opportunity to add value with this 3-bedroom, 1-bath home on a one-acre MOL. Sold in its present condition and likely best suited for cash or conventional financing. Perfect for investors, flippers, or buyers looking for their next project.

Key facts

• 1.01 acre lot
• Built 1993
• Listed 71 days

Property features AI

Finance

• Other: Homestead eligible; Livestock allowed; Follow GPS for directions
• Financial info: Listing offered As Is; acceptable financing: Cash, Cash Only, Conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Pasture and rural lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: In-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $397 ($5k/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: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#659 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• New Lima (rural): math 25% / reading 25% proficiency, ranked #339 of 513 in OK (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $5k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.70%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.33×
• Total profit: $49,022
• Equity at exit: $49,323

10-year hold

• IRR: 32.4%
• Equity multiple: 6.90×
• Total profit: $123,930
• Equity at exit: $91,384

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 74884

• Home prices YoY: 2.7%
• Active inventory: 30
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $397

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $449	-5% $423	+0% $397	+5% $371	+10% $345
Rent	-10% $306	-5% $352	+0% $397	+5% $443	+10% $489
Rate	-1.0pp $435	-0.5pp $416	base $397	+0.5pp $378	+1.0pp $358

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: —

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 71 DOM
2. 2026-06-21
   days on market $75,000 Active 70 DOM
3. 2026-06-18
   days on market $75,000 Active 68 DOM
4. 2026-06-17
   days on market $75,000 Active 67 DOM
5. 2026-06-16
   days on market $75,000 Active 66 DOM
6. 2026-06-15
   days on market $75,000 Active 65 DOM
7. 2026-06-13
   days on market $75,000 Active 63 DOM
8. 2026-06-12
   days on market $75,000 Active 62 DOM
9. 2026-06-09
   days on market $75,000 Active 59 DOM
10. 2026-06-08
    days on market $75,000 Active 58 DOM
11. 2026-06-08
    days on market $75,000 Active 57 DOM
12. 2026-06-05
    days on market $75,000 Active 55 DOM
13. 2026-06-04
    days on market $75,000 Active 53 DOM
14. 2026-06-02
    days on market $75,000 Active 52 DOM
15. 2026-06-01
    days on market $75,000 Active 51 DOM
16. 2026-05-31
    days on market $75,000 Active 50 DOM
17. 2026-04-03
    listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,908
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,182
• Taxable income: $3,800
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $3,856/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home on a one-acre lot requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include painting, replacing cabinets, repairing siding, and landscaping.

Repairs flagged

• Minor kitchen cabinets — basic cabinets, some wear
• Minor bathroom fixtures — basic fixtures, some wear
• Moderate exterior siding — some discoloration
• Major landscaping — bare yard, no landscaping

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in a home's appearance
• Resale replace kitchen cabinets — New cabinets can improve the kitchen's functionality and aesthetics
• Resale repair exterior siding — Fresh siding can improve the home's curb appeal
• Both landscaping — Landscaping can improve curb appeal and add value to the property

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · basic cabinets, some wear	Minor	$500–3,000
bathroom fixtures · basic fixtures, some wear	Minor	$500–3,000
exterior siding · some discoloration	Moderate	$3,000–15,000
landscaping · bare yard, no landscaping	Major	$15,000–50,000
Total estimated repair cost · 4 items		$19,000–71,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in a home's appearance ↑
• Resale replace kitchen cabinets — New cabinets can improve the kitchen's functionality and aesthetics ↑
• Resale repair exterior siding — Fresh siding can improve the home's curb appeal ↑
• Both landscaping — Landscaping can improve curb appeal and add value to the property ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: New Lima
• NCES district ID: 4021360
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $42,961
• Composite: 24.43/100
• National rank: #13095
• State rank: #339 of 513 in OK

Livability — Lima

• Score: 51/100
• State rank: #659
• US rank: #25377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lima, OK
• Population (ZIP): 5,558

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 55% Native American 20% Two or more races 13% Black 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.46%
• Current HPI: 245.5435
• 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

• 2026-04-03 Listed $75,000 MLSOK