15421 S Hickory Ln · Slaughterville, OK 73068

$105,000

3 bd · 2.0 ba · 1,146 sqft · SingleFamily public records · 29 Days on market

Built 1985 1.56 ac lot Est $194k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

Key facts

• Eco-friendly living
• Solar panels
• Spacious open layout

Tags

• SPACIOUS OPEN LAYOUT
• ECO-FRIENDLY LIVING
• SOLAR PANELS
• PRIVATE FRESH-WATER WELL
• DETACHED 2-CAR GARAGE
• HEAVY-DUTY CONCRETE SLAB

Property features AI

Finance

• Other: Located on approximately 1.56 acres
• Financial info: Sold as-is
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Other parking
• Utilities: Private well available; Septic tank; Solar
• Home design: Single-family residence; One-level entry
• Construction: Brick & frame, concrete, stone, and stucco construction; Shingle roof; Slab foundation; Existing property
• Exterior features: Covered porch; Cross-fenced yard; Rural lot

Interior

• Bedrooms: 3 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.4% in Slaughterville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#228 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John K Hubbard Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 646 students, 0% FRL); Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 214 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $105k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $193,674
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8600 SE 152nd St	0.50mi	3/2.0	1,056 (-8%)	3mo	$169,900	$161	61
8801 152nd St	0.31mi	3/2.0	1,056 (-8%)	15mo	$198,500	$188	60
9530 154th St	0.42mi	3/2.0	1,185 (+3%)	19mo	$150,000	$127	59
8500 152nd Ave	0.53mi	3/1.5	1,273 (+11%)	0mo	$215,000	$169	54

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $15,385
• Equity at exit: $15,656

10-year hold

• IRR: 22.0%
• Equity multiple: 2.87×
• Total profit: $55,099
• Equity at exit: $9,078

Cash invested: $29,400 (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 73068

• Home prices YoY: -4.8%
• Active inventory: 214
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $509

Break-even live

Break-even rent $860

Max offer price $105,000

Occupancy floor 61%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   price $105,000 Active 29 DOM
2. 2026-06-18
   days on market $120,000 Active 29 DOM
3. 2026-06-17
   days on market $120,000 Active 28 DOM
4. 2026-06-16
   days on market $120,000 Active 27 DOM
5. 2026-06-15
   days on market $120,000 Active 26 DOM
6. 2026-06-13
   days on market $120,000 Active 24 DOM
7. 2026-06-13
   days on market $120,000 Active 23 DOM
8. 2026-06-09
   days on market $120,000 Active 20 DOM
9. 2026-06-08
   days on market $120,000 Active 19 DOM
10. 2026-06-07
    days on market $120,000 Active 18 DOM
11. 2026-06-03
    days on market $120,000 Active 14 DOM
12. 2026-06-02
    pricedays on market $120,000 Active 13 DOM
13. 2026-06-01
    days on market $135,000 Active 12 DOM
14. 2026-05-31
    days on market $135,000 Active 11 DOM
15. 2026-05-20
    listed $135,000 Active
16. 2019-01-09
    soldstatus $70,000
17. 2019-01-04
    soldstatus $70,000 Sold 869-char remark

    Show marketing remark (869 chars)

    Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

18. 2018-11-28
    status Pending 869-char remark

    Show marketing remark (869 chars)

    Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

19. 2018-11-28
    status Active 869-char remark

    Show marketing remark (869 chars)

    Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

20. 2018-11-28
    status Pending 869-char remark

    Show marketing remark (869 chars)

    Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

21. 2018-11-04
    price $70,000 869-char remark

    Show marketing remark (869 chars)

    Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

22. 2018-10-07
    price $75,000 869-char remark

    Show marketing remark (869 chars)

    Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

23. 2018-08-23
    price $79,999 869-char remark

    Show marketing remark (869 chars)

    Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

24. 2018-08-11
    historical
25. 2018-08-10
    listed $87,999 Active 869-char remark

    Show marketing remark (869 chars)

    Fantastic 1.56 acre property with a 1985 built ranch style home. On the property there is a 30x80 shop ready to spring back to life with a little love and care. The shop sits on an 8" deep slab, very sturdy. There is a detached 2 car garage, 25x30 with a 4' slab... plenty of room to comfortably fit 2 larger vehicles. Walking into the front door, to the left is the old garage that was converted into an extra bedroom, living space, or office... whichever you desire. Off the living room to the left you have an open dining and kitchen with a great amount of storage and countertop space. Down the hall, you have the full bathroom to your left, following that the bedroom with the half bath, and across the hall the larger of the two bedrooms which could EASILY be made into two separate rooms if desired. This home has the potential to be a 4 bedroom floor plan!

26. 2018-08-02
    price $87,999
27. 2018-07-31
    price $79,999
28. 2018-07-02
    status Active
29. 2018-06-22
    status Pending
30. 2018-06-15
    price $89,999
31. 2018-05-18
    price $99,999
32. 2018-04-17
    listed $109,000 Active
33. 1987-05-13
    soldstatus $35,000

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,016 · $85/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $18,043
• − Mortgage interest: −$5,882
• − Property taxes: −$1,016
• − Insurance: −$525
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,055
• Taxable income: $4,679
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,982/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: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Slaughterville

• Score: 63/100
• State rank: #228
• US rank: #15883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cleveland County · 239,547 people
• City population: 12,258
• Metro: Oklahoma City, OK
• Population (ZIP): 12,258
• Household income: $73,821
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 301.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.99%
• Current HPI: 278.428
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+285.7% since first listed

19 events — show timeline

• 2026-05-20 Listed $135,000 MLSOK
• 2019-01-09 Sold (Public Records) $70,000 Public Records
• 2019-01-04 Sold (MLS) $70,000 MLSOK
• 2018-11-28 Pending — MLSOK
• 2018-11-28 Relisted — MLSOK
• 2018-11-28 Pending — MLSOK
• 2018-11-04 Price Changed $70,000 MLSOK
• 2018-10-07 Price Changed $75,000 MLSOK
• 2018-08-23 Price Changed $79,999 MLSOK
• 2018-08-11 Listing Removed — MLSOK
• 2018-08-10 Listed $87,999 MLSOK
• 2018-08-02 Price Changed $87,999 MLSOK
• 2018-07-31 Price Changed $79,999 MLSOK
• 2018-07-02 Relisted — MLSOK
• 2018-06-22 Pending — MLSOK
• 2018-06-15 Price Changed $89,999 MLSOK
• 2018-05-18 Price Changed $99,999 MLSOK
• 2018-04-17 Listed $109,000 MLSOK
• 1987-05-13 Sold (Public Records) $35,000 Public Records

Property tax history

+3.1%/yr

Latest (2024): $1,016 · +5.0% YoY. Source: county tax records.