13076 Bramble St · Schulter, OK 74437

$59,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 95 Days on market

Built 1976 1.00 ac lot Est $117k · 49% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.2/10.0

Listing remarks

Ready to Make It Your OWN! Completely Gutted 3 bedroom 2 bath and 2 Living Area home, OR you have the opportunity to change the layout. Approximately 1 Acre on the Corner, Fenced w/ 2 Car Garage. Paved Roads, easy access to Hwy 75, No Warranties or Guarantees.

Key facts

• 1 acre lot
• 2 garage spots
• Built 1976

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Septic tank sewer; Rural water
• Home design: Single-story home; Faces northwest; Slab foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Partial fencing; Corner lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Aluminum and wood framed windows; No additional interior features listed
• Laundry & utility: No hot water (per appliance listing)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#256 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Schulter (rural): math 2% / reading 2% proficiency, ranked #268 of 270 in OK (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k appreciation (10.0% local appreciation)).
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 1.85% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.28%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $116,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23554 Ginseng Ave	0.57mi	3/2.0	1,314 (+8%)	18mo	$126,000	$96	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: 53.0%
• Equity multiple: 4.92×
• Total profit: $64,796
• Equity at exit: $53,152

10-year hold

• IRR: 46.5%
• Equity multiple: 10.99×
• Total profit: $165,070
• Equity at exit: $114,624

Cash invested: $16,520 (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 74437

• Home prices YoY: 23.4%
• Active inventory: 90
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$13 /mo · $158/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $513

Break-even live

Break-even rent $439

Max offer price $59,000

Occupancy floor 48%

Sensitivity live

Price	-10% $547	-5% $530	+0% $513	+5% $496	+10% $480
Rent	-10% $427	-5% $470	+0% $513	+5% $556	+10% $599
Rate	-1.0pp $543	-0.5pp $528	base $513	+0.5pp $498	+1.0pp $482

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $59,000 Active 95 DOM
2. 2026-06-18
   days on market $59,000 Active 93 DOM
3. 2026-06-17
   days on market $59,000 Active 92 DOM
4. 2026-06-16
   days on market $59,000 Active 91 DOM
5. 2026-06-15
   days on market $59,000 Active 90 DOM
6. 2026-06-13
   days on market $59,000 Active 88 DOM
7. 2026-06-12
   pricedays on market $59,000 Active 87 DOM
8. 2026-06-09
   days on market $64,000 Active 84 DOM
9. 2026-06-08
   days on market $64,000 Active 83 DOM
10. 2026-06-08
    days on market $64,000 Active 82 DOM
11. 2026-06-05
    days on market $64,000 Active 80 DOM
12. 2026-06-04
    days on market $64,000 Active 78 DOM
13. 2026-06-02
    days on market $64,000 Active 77 DOM
14. 2026-06-01
    days on market $64,000 Active 76 DOM
15. 2026-05-31
    days on market $64,000 Active 75 DOM
16. 2026-03-17
    listed $64,000 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: $158 · $13/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$373/yr (+$31/mo · 236.1%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,068
• − Mortgage interest: −$3,305
• − Property taxes: −$158
• − Insurance: −$295
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,716
• Taxable income: $5,503
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $4,837/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: Schulter
• NCES district ID: 4027090
• Math proficiency: 2% ▲ 2.50%
• Reading proficiency: 2% ▼ -7.50%
• Median HH income: $34,276
• Composite: 1.9/100
• National rank: #10102
• State rank: #268 of 270 in OK

Livability — Schulter

• Score: 62/100
• State rank: #256
• US rank: #16788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schulter, OK
• Population (ZIP): 9,058

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 0.60)
• Race & ethnicity: White 63% Native American 18% Two or more races 14% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• 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: ▲ 52.61%
• Current HPI: 277.6291
• 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

• 2026-03-17 Listed $64,000 MLS Technology, Inc.

Property tax history

+6.1%/yr

Latest (2025): $158 · +7.5% YoY. Source: county tax records.