1002 E 3rd St · Okmulgee, OK 74447

$139,000

3 bd · 3.0 ba · 2,290 sqft · SingleFamily public records · 162 Days on market

Built 1925 0.29 ac lot Est $181k · 23% under

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• 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 MLS

This home sits on just over 1/4 acre parcel. It has 4 Bedrooms, 2 full baths and 1/2 bath. It has a large kitchen w/ island and built in oven/range. Separate Utility room, 2 car garage, parking in front of home and a large fenced side yard. Easy access to restaurants and convenient stores. This would make an excellent location for converting to a business located in a very visible location next to HWY 75. Qualifies for commercial zoning.

Key facts

• 1/4 acre parcel
• Fenced side yard
• Large kitchen

Tags

• 1/4 ACRE PARCEL
• LARGE KITCHEN
• BUILT IN OVEN
• FENCED SIDE YARD
• COMMERCIAL ZONING

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached garage; Two garage spaces; Garage faces side; Asphalt driveway
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Fiber optic available; Public water; Public sewer
• Home design: Two-story; Faces north; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Shed(s); Chain-link fencing; Corner lot

Interior

• Kitchen: Built-in oven; Oven; Range; Stove
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Hall bath and full bath on the first level
• Heating & cooling: Gas heating; Window unit(s) for cooling
• Interior features: Laminate counters; Electric oven and range connections; Vinyl and wood-frame windows; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on the first level (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.

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: schools F, crime F, amenities 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.
• Market conditions: 146 active listings in the ZIP; 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 $961 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $102k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1925 — 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 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. 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: 1.01% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $180,910
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1343 E 9th St	0.51mi	3/2.0	2,176 (-5%)	19mo	$110,000	$51	48
1329 E 10th St	0.53mi	3/2.0	2,217 (-3%)	23mo	$175,000	$79	47
1303 E 8th St S	0.39mi	3/1.0	2,005 (-12%)	13mo	$179,000	$89	42
711 N Grand Ave	0.69mi	4/2.0 (+1)	2,228 (-3%)	16mo	$161,000	$72	41
908 S Miami Ave	0.72mi	3/2.0	2,340 (+2%)	22mo	$185,000	$79	40
704 E 12th St	0.61mi	3/3.0	1,988 (-13%)	14mo	$37,500	$19	38
1601 E 6th St	0.68mi	3/1.5	2,020 (-12%)	10mo	$220,000	$109	34
322 S Porter Ave	0.62mi	4/1.5 (+1)	1,949 (-15%)	1mo	$202,500	$104	34

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,650
• Equity at exit: $20,725

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $12,409
• Equity at exit: $12,018

Cash invested: $38,920 (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: 146
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $234

Break-even live

Break-even rent $1,111

Max offer price $139,000

Occupancy floor 78%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $139,000 Active 162 DOM
2. 2026-06-17
   days on market $139,000 Active 161 DOM
3. 2026-06-16
   days on market $139,000 Active 160 DOM
4. 2026-06-15
   days on market $139,000 Active 159 DOM
5. 2026-06-13
   days on market $139,000 Active 157 DOM
6. 2026-06-12
   days on market $139,000 Active 156 DOM
7. 2026-06-09
   days on market $139,000 Active 153 DOM
8. 2026-06-08
   days on market $139,000 Active 152 DOM
9. 2026-06-08
   days on market $139,000 Active 151 DOM
10. 2026-06-07
    days on market $139,000 Active 150 DOM
11. 2026-06-04
    days on market $139,000 Active 147 DOM
12. 2026-06-02
    days on market $139,000 Active 146 DOM
13. 2026-06-01
    days on market $139,000 Active 145 DOM
14. 2026-05-31
    days on market $139,000 Active 144 DOM
15. 2026-02-11
    price $139,000
16. 2026-01-07
    listed $145,000 Active
17. 2022-08-16
    soldstatus $102,000
18. 2022-08-12
    soldstatus $102,000 Closed 442-char remark

    Show marketing remark (442 chars)

    This home sits on just over 1/4 acre parcel. It has 4 Bedrooms, 2 full baths and 1/2 bath. It has a large kitchen w/ island and built in oven/range. Separate Utility room, 2 car garage, parking in front of home and a large fenced side yard. Easy access to restaurants and convenient stores. This would make an excellent location for converting to a business located in a very visible location next to HWY 75. Qualifies for commercial zoning.

19. 2022-05-25
    status Pending 442-char remark

    Show marketing remark (442 chars)

    This home sits on just over 1/4 acre parcel. It has 4 Bedrooms, 2 full baths and 1/2 bath. It has a large kitchen w/ island and built in oven/range. Separate Utility room, 2 car garage, parking in front of home and a large fenced side yard. Easy access to restaurants and convenient stores. This would make an excellent location for converting to a business located in a very visible location next to HWY 75. Qualifies for commercial zoning.

20. 2022-05-11
    listed $120,000 Active 442-char remark

    Show marketing remark (442 chars)

    This home sits on just over 1/4 acre parcel. It has 4 Bedrooms, 2 full baths and 1/2 bath. It has a large kitchen w/ island and built in oven/range. Separate Utility room, 2 car garage, parking in front of home and a large fenced side yard. Easy access to restaurants and convenient stores. This would make an excellent location for converting to a business located in a very visible location next to HWY 75. Qualifies for commercial zoning.

21. 2018-12-05
    historical
22. 2018-06-05
    listed $75,500 Active
23. 2018-06-05
    historical
24. 2018-04-11
    price $75,500
25. 2017-12-05
    listed $82,900 Active
26. 2006-01-14
    soldstatus $75,000

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$158/yr (+$13/mo · 14.5%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,890
• − Mortgage interest: −$7,786
• − Property taxes: −$1,093
• − Insurance: −$695
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,044
• Taxable income: $570
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $2,671/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

+85.3% since first listed

12 events — show timeline

• 2026-02-11 Price Changed $139,000 MLS Technology, Inc.
• 2026-01-07 Listed $145,000 MLS Technology, Inc.
• 2022-08-16 Sold (Public Records) $102,000 Public Records
• 2022-08-12 Sold (MLS) $102,000 MLS Technology, Inc.
• 2022-05-25 Pending — MLS Technology, Inc.
• 2022-05-11 Listed $120,000 MLS Technology, Inc.
• 2018-12-05 Listing Removed — MLS Technology, Inc.
• 2018-06-05 Listing Removed — MLS Technology, Inc.
• 2018-06-05 Listed $75,500 MLS Technology, Inc.
• 2018-04-11 Price Changed $75,500 MLS Technology, Inc.
• 2017-12-05 Listed $82,900 MLS Technology, Inc.
• 2006-01-14 Sold (Public Records) $75,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,093 · +5.2% YoY. Source: county tax records.