110 N Brackett · Bokchito, OK 74726

$150,000

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 93 Days on market

Built 1972 0.34 ac lot

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• DSCR +4.1/10.0
• 1% rule +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Charming and move-in ready, this 3-bedroom, 1-bath home on a spacious 1/3-acre lot. With its classic exterior and inviting interior updates, this property is the perfect blend of character and functionality. Step inside to find beautiful wood-look flooring, fresh neutral paint, and abundant natural light throughout. The living and dining areas flow seamlessly, creating a warm and open feel ideal for everyday living or entertaining. The kitchen offers ample cabinetry and workspace, while the updated bathroom features a modern vanity, clean tile surround, and stylish lighting. Outside, the expansive lot provides endless possibilities — from gardening and outdoor entertaining to adding a

Key facts

• Wood look flooring
• Ample cabinetry
• Natural light

Tags

• MOVE IN READY
• WOOD LOOK FLOORING
• NATURAL LIGHT
• AMPLE CABINETRY
• UPDATED BATHROOM
• MODERN VANITY

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces west; Slab foundation
• Construction: Built with brick, wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Partial fencing; Smoke detector(s); No safety shelter

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Laminate countertops; Ceiling fan(s); Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $8 ($94/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (23.1% below list).
• Recommended offer: $115k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#664 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Rock Creek (rural): math 17% / reading 13% proficiency, ranked #225 of 270 in OK (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rock Creek Es (math 16% / reading 12%, grade F, #640 of 845 statewide, top 76%, 375 students, 0% FRL); Rock Creek Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 125 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 21 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.9% local appreciation)).
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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.
• Current owner paid $65k; list at $150k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,358 (23.1% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.05×
• Total profit: $2,300
• Equity at exit: $50,210

10-year hold

• IRR: 5.8%
• Equity multiple: 1.70×
• Total profit: $29,400
• Equity at exit: $65,959

Cash invested: $42,000 (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 74726

• Home prices YoY: 0.2%
• Active inventory: 21
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $8

Break-even live

Break-even rent $1,144

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $93	-5% $50	+0% $8	+5% $-35	+10% $-77
Rent	-10% $-83	-5% $-38	+0% $8	+5% $53	+10% $99
Rate	-1.0pp $83	-0.5pp $46	base $8	+0.5pp $-31	+1.0pp $-71

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-31
   days on market $150,000 Active 93 DOM
2. 2026-05-30
   days on market $150,000 Active 92 DOM
3. 2026-02-26
   listed $150,000 Active
4. 2021-02-28
   historical
5. 2020-08-27
   listed $80,000
6. 2012-02-24
   soldstatus $65,000
7. 2007-12-21
   soldstatus $45,000

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$697/yr (+$58/mo · 106.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,843
• − Mortgage interest: −$8,402
• − Property taxes: −$653
• − Insurance: −$750
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,364
• Taxable loss: −$2,541
• Est. tax savings @ 24.0%: +$610
• After-tax cash flow: $703/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: Rock Creek
• NCES district ID: 4033601
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 13% ▼ -9.00%
• Median HH income: $39,039
• Composite: 12.74/100
• National rank: #9602
• State rank: #225 of 270 in OK

Livability — Bokchito

• Score: 51/100
• State rank: #664
• US rank: #25431

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

• Census place: Bokchito, OK
• Population (ZIP): 1,792

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 11% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 1% Danish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.87%
• Current HPI: 375.9899
• 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

+233.3% since first listed

5 events — show timeline

• 2026-02-26 Listed $150,000 MLS Technology, Inc.
• 2021-02-28 Listing Removed — MLS Technology, Inc.
• 2020-08-27 Listed $80,000 MLS Technology, Inc.
• 2012-02-24 Sold (Public Records) $65,000 Public Records
• 2007-12-21 Sold (Public Records) $45,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $653 · +9.6% YoY. Source: county tax records.