8141 High Hill Rd · Haileyville, OK 74501

$90,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 151 Days on market

Built 1984 1.18 ac lot ↓ 21% since listing

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this serene 1-acre retreat in McAlester. This residence features durable tile flooring throughout and sits on a solid concrete slab foundation. The functional kitchen and bathrooms offer a great starting point for personal customization. Enjoy efficiency with a 6-7 year old HVAC system and a roof approximately 10 years into its 35-year shingle life. The property is fully equipped with a private septic tank and propane. Outside, the acreage includes a safety cellar, multiple storage buildings, and a spacious lot ready for any vision. A perfect canvas with endless potential!

Key facts

• Functional kitchen
• Private septic tank
• 1 acre retreat

Tags

• 1 ACRE RETREAT
• DURABLE TILE FLOORING
• SOLID CONCRETE SLAB FOUNDATION
• FUNCTIONAL KITCHEN
• PRIVATE SEPTIC TANK
• MULTIPLE STORAGE BUILDINGS

Property features AI

Finance

• Other: Lot approximately 1.18 acres
• Financial info: Assumable: No; Loan qualifying does not apply
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One story; Residential property; Homestead eligible
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Below-ground storm shelter; Other lot features

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#429 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Haileyville (town): math 15% / reading 20% proficiency, ranked #435 of 513 in OK (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Haileyville Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 228 students, 0% FRL); Haileyville Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 73 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 133 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($79k) 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.16% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,862
• Equity at exit: $13,419

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $27,013
• Equity at exit: $7,782

Cash invested: $25,200 (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 74501

• Home prices YoY: -25.8%
• Active inventory: 133
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $290

Break-even live

Break-even rent $678

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $341	-5% $316	+0% $290	+5% $265	+10% $239
Rent	-10% $208	-5% $249	+0% $290	+5% $332	+10% $373
Rate	-1.0pp $336	-0.5pp $313	base $290	+0.5pp $267	+1.0pp $243

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $90,000 Active 151 DOM
2. 2026-06-21
   days on market $90,000 Active 150 DOM
3. 2026-06-18
   days on market $90,000 Active 148 DOM
4. 2026-06-17
   days on market $90,000 Active 147 DOM
5. 2026-06-16
   days on market $90,000 Active 146 DOM
6. 2026-06-15
   days on market $90,000 Active 145 DOM
7. 2026-06-13
   days on market $90,000 Active 143 DOM
8. 2026-06-12
   days on market $90,000 Active 142 DOM
9. 2026-06-09
   days on market $90,000 Active 139 DOM
10. 2026-06-08
    days on market $90,000 Active 138 DOM
11. 2026-06-08
    days on market $90,000 Active 137 DOM
12. 2026-06-05
    days on market $90,000 Active 135 DOM
13. 2026-06-04
    days on market $90,000 Active 133 DOM
14. 2026-06-02
    days on market $90,000 Active 132 DOM
15. 2026-06-01
    days on market $90,000 Active 131 DOM
16. 2026-05-31
    days on market $90,000 Active 130 DOM
17. 2026-04-15
    price $90,000
18. 2026-03-18
    price $94,500
19. 2026-03-06
    price $99,500
20. 2026-02-11
    price $110,000
21. 2026-01-21
    listed $114,500 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: $318 · $26/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$492/yr (+$41/mo · 154.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,549
• − Mortgage interest: −$5,041
• − Property taxes: −$318
• − Insurance: −$450
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,618
• Taxable income: $2,114
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $2,975/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: Haileyville
• NCES district ID: 4013620
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $42,325
• Composite: 18.44/100
• National rank: #14039
• State rank: #435 of 513 in OK

Livability — Haileyville

• Score: 58/100
• State rank: #429
• US rank: #21088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 600
• Population (ZIP): 28,687

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 17% Native American 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.14%
• Current HPI: 212.9867
• 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

-21.4% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $90,000 MLSOK
• 2026-03-18 Price Changed $94,500 MLSOK
• 2026-03-06 Price Changed $99,500 MLSOK
• 2026-02-11 Price Changed $110,000 MLSOK
• 2026-01-21 Listed $114,500 MLSOK

Property tax history

+9.0%/yr

Latest (2025): $318 · +137.3% YoY. Source: county tax records.