114 S Francis St · Taloga, OK 73667

$75,000

2 bd · 2.0 ba · 1,048 sqft · SingleFamily public records · 223 Days on market

Built 1968 3,498 sqft lot Est $67k · 12% over

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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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +6.2/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0

Listing remarks

Nice little single-family home ready to live in today or rent out. Two bed one very nice bath low maintenance home that features a metal roof covered parking, and a storage shed in the backyard. The neighborhood is very quiet.

Key facts

• Metal roof
• Covered parking
• Storage shed

Tags

• METAL ROOF
• COVERED PARKING
• STORAGE SHED
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Occupied; No home warranty; Listing status: Active; Directions: East on Main St in Taloga, then south on Francis St approximately 200 ft; property on the east side
• Financial info: Assumable status: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Living area reported from assessor (1,048)
• Home design: Single family residence; One-story; Existing property
• Construction: Metal roof; Other construction materials; Conventional foundation; Built and listed as an existing home
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#396 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Taloga (rural): math 30% / reading 40% proficiency, ranked #160 of 513 in OK (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taloga Es (math 44% / reading 24%, grade F, #168 of 845 statewide, top 24%, 81 students, 0% FRL); Taloga Hs (26 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $2k appreciation (2.4% local appreciation)).
• Dewey County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 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 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?
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. 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: 1.27% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $67,072
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 E Hamar Ave	0.32mi	2/1.0	944 (-10%)	1mo	$60,000	$64	63

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

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.19×
• Total profit: $24,988
• Equity at exit: $31,112

10-year hold

• IRR: 23.2%
• Equity multiple: 4.15×
• Total profit: $66,244
• Equity at exit: $46,008

Cash invested: $21,000 (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 73667

• Home prices YoY: 2.2%
• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $289

Break-even live

Break-even rent $584

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $332	-5% $311	+0% $289	+5% $268	+10% $247
Rent	-10% $214	-5% $252	+0% $289	+5% $327	+10% $364
Rate	-1.0pp $327	-0.5pp $308	base $289	+0.5pp $270	+1.0pp $250

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 223 DOM
2. 2026-06-18
   days on market $75,000 Active 221 DOM
3. 2026-06-17
   days on market $75,000 Active 220 DOM
4. 2026-06-16
   days on market $75,000 Active 219 DOM
5. 2026-06-15
   days on market $75,000 Active 218 DOM
6. 2026-06-13
   days on market $75,000 Active 216 DOM
7. 2026-06-12
   days on market $75,000 Active 215 DOM
8. 2026-06-09
   days on market $75,000 Active 212 DOM
9. 2026-06-08
   days on market $75,000 Active 211 DOM
10. 2026-06-08
    days on market $75,000 Active 210 DOM
11. 2026-06-07
    days on market $75,000 Active 209 DOM
12. 2026-06-04
    days on market $75,000 Active 206 DOM
13. 2026-06-02
    days on market $75,000 Active 205 DOM
14. 2026-06-01
    days on market $75,000 Active 204 DOM
15. 2026-05-31
    days on market $75,000 Active 203 DOM
16. 2025-10-14
    listed $75,000 Active
17. 2024-09-04
    soldstatus $66,500
18. 2022-10-07
    soldstatus $50,000

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$230/yr (+$19/mo · 51.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,407
• − Mortgage interest: −$4,201
• − Property taxes: −$445
• − Insurance: −$375
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,182
• Taxable income: $2,379
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $2,901/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: Taloga
• NCES district ID: 4029430
• Math proficiency: 30% ▲ 10.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $49,017
• Composite: 32.87/100
• National rank: #10723
• State rank: #160 of 513 in OK

Livability — Taloga

• Score: 59/100
• State rank: #396
• US rank: #20259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taloga, OK
• Population (ZIP): 483

Population outlook (Dewey County) Hauer SSP2

• Today (2025): 5,172 people
• By 2030: 5,364 · +3.7%
• By 2040: 5,938 · +14.8%
• By 2050: 6,615 · +27.9%
• By 2075: 9,114 · +76.2%
• By 2100: 11,232 · +117.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Native American 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Lithuanian 1% Polish 1%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Dewey

• 2024 margin: Solid R (+80.1) · D 9.4% · R 89.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -68.6pp · 2024: -80.1pp
• All cycles: 2024: R+80.1 2020: R+81.0 2016: R+77.6 2012: R+70.9 2008: R+68.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 108.0583
• 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

+50.0% since first listed

3 events — show timeline

• 2025-10-14 Listed $75,000 MLSOK
• 2024-09-04 Sold (Public Records) $66,500 Public Records
• 2022-10-07 Sold (Public Records) $50,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $445 · +56.7% YoY. Source: county tax records.