2411 N Clarke St · Choctaw, OK 73020

$205,000

4 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.26 ac lot Est $216k · at est.

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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 +23.1/30.0
• ARV discount +9.7/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a buy on a 4 bedroom, 2 bath and 2 living or 2 dining home in heart of Choctaw!! Large lot!! Great location and easy commute to Tinker Air Force Base... All solid flooring (no carpet)!! This one is a must see!!

Key facts

• Roof 3 years old
• Hvac 4 years old
• 0.26 acre lot

Tags

• BACKYARD ACCESS FOR RV
• FUNCTIONAL FLOOR PLAN
• ROOF 3 YEARS OLD
• HVAC 4 YEARS OLD
• WATER HEATER APROX 6 YEARS OLD

Property features AI

Finance

• Other: Vacant and not occupied; Living area reported from assessor; Lot approximately 0.26 acre
• Financial info: Not assumable; Does not qualify for special loan status
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking; RV parking
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet; Public utilities
• Home design: Single family residence; One level; Existing property
• Construction: Frame construction; Composition roof (replaced/updated 2023); Slab foundation
• Exterior features: Outbuildings; Rain gutters; Combination fencing; Interior lot

Interior

• Kitchen: Built-in range (gas); Built-in oven (electric); Microwave; Eating space; Built-ins
• Bedrooms: 4 bedrooms; At least one bedroom with ceiling fan and full bath
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms; Full bath with tub and shower
• Interior features: Ceiling fans; Window treatments; In-law plan; Kitchen external exhaust
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Cap rate 8.5% vs local median 3.1% in Choctaw — 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 71/100 on livability (#31 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Choctaw Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 349 students, 0% FRL); Choctaw Ms (math 13% / reading 27%, grade F, #158 of 345 statewide, top 47%, 725 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 333 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $70k; list at $205k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $205,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $215,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2580 Main St	0.17mi	3/1.5 (-1)	1,400 (+1%)	7mo	$192,000	$137	79
1909 Cimarron Trl	0.35mi	3/2.0 (-1)	1,338 (-4%)	1mo	$229,900	$172	71
1917 Cimarron Trl	0.32mi	3/2.0 (-1)	1,289 (-7%)	0mo	$207,000	$161	67
3400 Clarke St	0.65mi	3/2.0 (-1)	1,399 (+0%)	1mo	$206,000	$147	63
1704 Butterfield Trl	0.52mi	3/2.0 (-1)	1,436 (+3%)	3mo	$190,000	$132	62
1701 Butterfield Trl	0.54mi	3/2.0 (-1)	1,456 (+5%)	2mo	$220,000	$151	61
3160 Clarke St	0.51mi	3/1.5 (-1)	1,442 (+4%)	3mo	$219,500	$152	61
14916 Choctaw Trl	0.58mi	3/2.0 (-1)	1,319 (-5%)	2mo	$215,000	$163	58
1700 Butterfield Trl	0.54mi	3/2.0 (-1)	1,320 (-5%)	6mo	$205,000	$155	56
3357 Elizabeth St	0.67mi	3/2.0 (-1)	1,320 (-5%)	0mo	$230,000	$174	55
1725 Overland Trl	0.46mi	3/2.0 (-1)	1,549 (+11%)	3mo	$242,000	$156	52
2896 Clarke St	0.31mi	3/1.0 (-1)	1,192 (-14%)	7mo	$180,000	$151	47

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,747
• Equity at exit: $30,566

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $21,591
• Equity at exit: $17,725

Cash invested: $57,400 (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 73020

• Active inventory: 333
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,088 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $369

Break-even live

Break-even rent $1,621

Max offer price $205,000

Occupancy floor 77%

Sensitivity live

Price	-10% $485	-5% $427	+0% $369	+5% $311	+10% $253
Rent	-10% $204	-5% $287	+0% $369	+5% $452	+10% $534
Rate	-1.0pp $473	-0.5pp $421	base $369	+0.5pp $316	+1.0pp $262

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14505 Park Cir Choctaw, OK	3.0	2.0	1458	$1,785	$1.22	17d	1	0.88mi
3658 Harper Rd Choctaw, OK	3.0	2.0	1117	$1,450	$1.30	3d	1	0.95mi

Listing history 7 events

1. 2026-06-21
   days on market $205,000 Active 9 DOM
2. 2026-06-18
   days on market $205,000 Active 6 DOM
3. 2026-06-17
   days on market $205,000 Active 5 DOM
4. 2026-06-16
   days on market $205,000 Active 4 DOM
5. 2026-06-15
   days on market $205,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $205,000 Active 1 DOM

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$405/yr (+$34/mo · 28.2%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,060
• − Mortgage interest: −$11,483
• − Property taxes: −$1,440
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$5,964
• Taxable income: $1,139
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $4,159/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Choctaw

• Score: 71/100
• State rank: #31
• US rank: #6853

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

• Census place: Choctaw, OK
• County: Oklahoma County · 771,644 people
• City population: 25,645
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.61%
• Current HPI: 240.9989
• 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

+70.8% since first listed

22 events — show timeline

• 2026-06-12 Listed $205,000 MLSOK
• 2019-03-01 Sold (MLS) $70,000 MLSOK
• 2019-02-13 Pending — MLSOK
• 2019-01-16 Listed $74,900 MLSOK
• 2018-11-13 Listing Removed — MLSOK
• 2017-07-10 Price Changed $88,000 MLSOK
• 2017-06-13 Price Changed $89,900 MLSOK
• 2017-06-10 Price Changed $90,900 MLSOK
• 2017-05-27 Price Changed $92,900 MLSOK
• 2017-05-15 Price Changed $94,900 MLSOK
• 2017-03-28 Price Changed $99,900 MLSOK
• 2017-03-27 Price Changed $104,900 MLSOK
• 2017-03-20 Price Changed $105,400 MLSOK
• 2017-03-13 Price Changed $106,400 MLSOK
• 2017-03-07 Price Changed $107,400 MLSOK
• 2017-01-30 Price Changed $109,900 MLSOK
• 2017-01-09 Price Changed $114,900 MLSOK
• 2016-12-10 Relisted — MLSOK
• 2016-12-06 Listing Removed — MLSOK
• 2016-12-06 Relisted — MLSOK
• 2016-12-02 Listing Removed — MLSOK
• 2016-11-22 Listed $120,000 MLSOK

Property tax history

+3.0%/yr

Latest (2025): $1,440 · +5.8% YoY. Source: county tax records.