283 Highland St · Stringtown, OK 74569

$55,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily · 133 Days on market

Built 1930 8,000 sqft lot Est $56k · at est. ↓ 8% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Cute Home in Stringtown on corner lot, close to school, 3 bedroom, 1 bath. The home has new plumbing, electric has been rewired throughout, new roof & updated insulated windows. Partially fenced with chain link.

Key facts

• New plumbing
• Partially fenced
• Electric rewired

Tags

• CORNER LOT
• NEW PLUMBING
• ELECTRIC REWIRED
• NEW ROOF
• UPDATED INSULATED WINDOWS
• PARTIALLY FENCED

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt fiberglass roof; Built per public records
• Exterior features: Porch; Satellite dish; Partial chain link fencing; Corner lot

Interior

• Kitchen: Oven; Range; Stove; Gas range connection; Gas oven connection
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating with multiple heating units; Window air conditioning units
• Interior features: High ceilings; Insulated vinyl windows; Gas range and gas oven connections
• Laundry & utility: 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 $55k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#252 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: employment D+, schools F, amenities F.
• Stringtown (rural): math 20% / reading 30% proficiency, ranked #344 of 513 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $727 appreciation (1.3% local appreciation)).
• Atoka County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.48%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $56,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 E Cumberland Ave	0.42mi	2/1.0 (-1)	936 (-13%)	0mo	$49,000	$52	53

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

Projected returns pro-forma

1.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.69×
• Total profit: $26,015
• Equity at exit: $19,704

10-year hold

• IRR: 34.4%
• Equity multiple: 5.23×
• Total profit: $65,162
• Equity at exit: $26,919

Cash invested: $15,400 (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 74569

• Home prices YoY: 0.6%
• Active inventory: 7
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $378

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 56%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $55,000 Active 133 DOM
2. 2026-06-17
   days on market $55,000 Active 132 DOM
3. 2026-06-16
   days on market $55,000 Active 131 DOM
4. 2026-06-15
   days on market $55,000 Active 130 DOM
5. 2026-06-13
   days on market $55,000 Active 128 DOM
6. 2026-06-12
   days on market $55,000 Active 127 DOM
7. 2026-06-09
   days on market $55,000 Active 124 DOM
8. 2026-06-08
   days on market $55,000 Active 123 DOM
9. 2026-06-08
   days on market $55,000 Active 122 DOM
10. 2026-06-05
    days on market $55,000 Active 120 DOM
11. 2026-06-04
    days on market $55,000 Active 118 DOM
12. 2026-06-02
    days on market $55,000 Active 117 DOM
13. 2026-06-01
    days on market $55,000 Active 116 DOM
14. 2026-05-31
    days on market $55,000 Active 115 DOM
15. 2026-02-05
    historical
16. 2026-02-05
    listed $55,000 Active
17. 2025-07-01
    price $55,000
18. 2025-02-05
    listed $60,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,521
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$1,600
• Taxable income: $3,897
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $3,605/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: Stringtown
• NCES district ID: 4029010
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $39,562
• Composite: 24.08/100
• National rank: #13164
• State rank: #344 of 513 in OK

Livability — Stringtown

• Score: 62/100
• State rank: #252
• US rank: #16682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stringtown, OK
• Population (ZIP): 610

Population outlook (Atoka County) Hauer SSP2

• Today (2025): 13,004 people
• By 2030: 12,522 · -3.7%
• By 2040: 11,595 · -10.8%
• By 2050: 10,709 · -17.6%
• By 2075: 8,957 · -31.1%
• By 2100: 7,452 · -42.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 57% Two or more races 18% Black 15% Native American 11%
• Common ancestry: Slovak 2% Iranian 1% Scotch-Irish 1%

Political lean MEDSL · Atoka

• 2024 margin: Solid R (+71.6) · D 13.8% · R 85.3%
• 2008→2024 swing: -27.7pp toward R · 2008: -43.9pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+70.4 2016: R+65.4 2012: R+48.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.32%
• Current HPI: 230.1399
• 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

-8.3% since first listed

4 events — show timeline

• 2026-02-05 Listed $55,000 MLS Technology, Inc.
• 2026-02-05 Listing Removed — MLS Technology, Inc.
• 2025-07-01 Price Changed $55,000 MLS Technology, Inc.
• 2025-02-05 Listed $60,000 MLS Technology, Inc.