422 E 24th St · Okmulgee, OK 74447

$114,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 55 Days on market

Built 1988 6,400 sqft lot ↓ 15% since listing

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• 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

Lovely, remodeled move-in-ready home in a quiet neighborhood next to a cul-de-sac! This home offers 3 bedrooms, 1 Full bathroom, a large living room, a separate dining area, a new kitchen with brand-new cabinets and countertops, an inside laundry area, and a 1-car attached garage! New paint, new vinyl flooring, and new light fixtures throughout the home! This home is absolutely perfect for a first-time homebuyer or someone looking to downsize!

Key facts

• 6,400 sq ft lot
• Garage
• Built 1988

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; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Brick and wood siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Rain gutters; Covered porch

Interior

• Kitchen: Eat-in kitchen; Microwave
• Bedrooms: Master bedroom on the first floor; Two additional bedrooms on the first floor
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (hall bath with bathtub) on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum-framed windows; Laminate countertops; Electric oven connection; Gas range connection
• Laundry & utility: Inside utility room on the first floor; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $107k (6.6% below list).
• Recommended offer: $107k (6.6% below list) — sets the bar for 1% rule.

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: 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $792 of loan paydown is wiped out by about $3k 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 55 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $106,931 (6.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.93% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $51,408
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 S Creek Ave	0.25mi	3/1.0	988 (-2%)	22mo	$136,000	$138	66
503 E 20th St	0.31mi	2/1.0 (-1)	952 (-6%)	14mo	$72,000	$76	60
1601 S Creek Ave	0.22mi	3/2.0	1,080 (+7%)	20mo	$148,000	$137	57
905 S Creek Ave	0.64mi	2/1.0 (-1)	1,020 (+1%)	10mo	$30,000	$29	55
409 E 20th St	0.31mi	3/1.0	1,112 (+10%)	18mo	$45,000	$40	54
504 Emerson Dr	0.47mi	2/1.0 (-1)	936 (-7%)	15mo	$30,000	$32	49
407 E 20th St	0.32mi	2/1.0 (-1)	888 (-12%)	18mo	$45,000	$51	46
706 E 13th St	0.73mi	2/1.0 (-1)	1,088 (+8%)	15mo	$37,500	$34	35

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-9,290
• Equity at exit: $17,072

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $3,727
• Equity at exit: $9,900

Cash invested: $32,060 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $146

Break-even live

Break-even rent $884

Max offer price $114,500

Occupancy floor 81%

Sensitivity live

Price	-10% $211	-5% $179	+0% $146	+5% $114	+10% $81
Rent	-10% $62	-5% $104	+0% $146	+5% $188	+10% $231
Rate	-1.0pp $204	-0.5pp $175	base $146	+0.5pp $116	+1.0pp $86

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	1.17mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	24d	1	1.17mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	24d	1	1.17mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	4d	1	1.40mi

Listing history 6 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   price $114,500
3. 2026-04-03
   price $119,500
4. 2026-03-18
   price $124,500
5. 2026-03-05
   price $129,500
6. 2026-02-18
   listed $135,000 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: $606 · $50/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$424/yr (+$35/mo · 70.0%)

ⓘ 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 2/10 Low 4% 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: $12,832
• − Mortgage interest: −$6,414
• − Property taxes: −$606
• − Insurance: −$572
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$3,331
• Taxable loss: −$145
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,788/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

-15.2% since first listed

6 events — show timeline

• 2026-04-15 Pending — MLS Technology, Inc.
• 2026-04-09 Price Changed $114,500 MLS Technology, Inc.
• 2026-04-03 Price Changed $119,500 MLS Technology, Inc.
• 2026-03-18 Price Changed $124,500 MLS Technology, Inc.
• 2026-03-05 Price Changed $129,500 MLS Technology, Inc.
• 2026-02-18 Listed $135,000 MLS Technology, Inc.

Property tax history

+1.2%/yr

Latest (2025): $606 · +2.0% YoY. Source: county tax records.