108 N 8th St · Hartshorne, OK 74547

$109,900

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 81 Days on market

Built 1968 6,160 sqft lot Est $124k · 11% under

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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 +24.9/30.0
• ARV discount +12.6/15.0
• DSCR +8.1/10.0
• Appreciation +8.1/10.0
• 1% rule +5.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

3BR 2BA INVESTMENT RENTAL CURRENTLY OCCUPIED. SELLER HAS OTHER PROPERTIES IN MCALESTER AND WOULD LIKE TO SELL THEM ALL. CALL FOR MORE INFORMATION AND YOUR PERSONAL TOUR!

Key facts

• 6,160 sq ft lot
• 3 garage spots
• Built 1968

Property features AI

Exterior

• Parking: Attached garage; Detached garage; Carport; 3 garage spaces
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces east
• Construction: Built with wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#391 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hartshorne (town): math 6% / reading 9% proficiency, ranked #257 of 270 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($760 loan paydown + $7k appreciation (6.3% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 D 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: 1.04% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $123,888
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Carbon Rd	0.36mi	3/1.0	1,396 (+0%)	11mo	$99,000	$71	74
710 Kiowa St	0.01mi	3/2.0	1,501 (+8%)	13mo	$163,000	$109	72
408 S 10th	0.38mi	3/2.0	1,456 (+5%)	2mo	$174,000	$120	69
400 Cherokee	0.50mi	3/2.0	1,344 (-3%)	1mo	$120,000	$89	66
1025 Kali Inla Ave	0.37mi	2/2.0 (-1)	1,428 (+3%)	9mo	$55,000	$39	62
611 Kali Inla	0.23mi	3/1.5	1,572 (+13%)	10mo	$154,900	$99	57
111 East Dr	0.62mi	3/2.0	1,350 (-3%)	16mo	$142,000	$105	49
1015 Kali Inla Ave	0.32mi	2/2.0 (-1)	1,473 (+6%)	22mo	$95,000	$64	48
966 N 12th St	0.72mi	3/1.0	1,280 (-8%)	22mo	$85,000	$66	35
821 Raymond Ave	0.68mi	3/2.0	1,538 (+10%)	17mo	$39,000	$25	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.58×
• Total profit: $48,705
• Equity at exit: $71,133

10-year hold

• IRR: 22.2%
• Equity multiple: 5.25×
• Total profit: $130,897
• Equity at exit: $130,799

Cash invested: $30,772 (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 74547

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $237

Break-even live

Break-even rent $848

Max offer price $109,900

Occupancy floor 74%

Sensitivity live

Price	-10% $299	-5% $268	+0% $237	+5% $206	+10% $175
Rent	-10% $146	-5% $192	+0% $237	+5% $282	+10% $328
Rate	-1.0pp $292	-0.5pp $265	base $237	+0.5pp $208	+1.0pp $179

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   pricedays on market $109,900 Active 81 DOM
2. 2026-06-18
   days on market $119,900 Active 79 DOM
3. 2026-06-17
   days on market $119,900 Active 78 DOM
4. 2026-06-16
   days on market $119,900 Active 77 DOM
5. 2026-06-15
   days on market $119,900 Active 76 DOM
6. 2026-06-13
   days on market $119,900 Active 74 DOM
7. 2026-06-12
   days on market $119,900 Active 73 DOM
8. 2026-06-09
   days on market $119,900 Active 70 DOM
9. 2026-06-08
   days on market $119,900 Active 69 DOM
10. 2026-06-08
    days on market $119,900 Active 68 DOM
11. 2026-06-07
    days on market $119,900 Active 67 DOM
12. 2026-06-04
    days on market $119,900 Active 64 DOM
13. 2026-06-02
    days on market $119,900 Active 63 DOM
14. 2026-06-01
    days on market $119,900 Active 62 DOM
15. 2026-05-31
    days on market $119,900 Active 61 DOM
16. 2026-03-30
    listed $119,900 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: $577 · $48/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$412/yr (+$34/mo · 71.4%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $13,779
• − Mortgage interest: −$6,156
• − Property taxes: −$577
• − Insurance: −$550
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,197
• Taxable income: $1,095
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,580/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: Hartshorne
• NCES district ID: 4013920
• Math proficiency: 6% ▼ -18.00%
• Reading proficiency: 9% ▼ -11.00%
• Median HH income: $43,191
• Composite: 6.89/100
• National rank: #9979
• State rank: #257 of 270 in OK

Livability — Hartshorne

• Score: 59/100
• State rank: #391
• US rank: #20117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartshorne, OK
• Population (ZIP): 3,014

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 0.64)
• Race & ethnicity: White 60% Two or more races 28% Native American 9% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 6.29%
• Current HPI: 244.0253
• 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

• 2026-03-30 Listed $119,900 MLS Technology, Inc.

Property tax history

+6.1%/yr

Latest (2025): $577 · +4.5% YoY. Source: county tax records.