70060 Falcon Rd · Smithville, OK 74957

$120,000

4 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 12 Days on market

Built 1968 1.00 ac lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on a quiet dead end road, this peaceful surveyed country property offers the perfect blend of privacy living. Situated on 1 acre and surrounded by beautiful views of timber and open pasture. This 1,620-square-foot home features 4 bedrooms and 1 full bathroom with plenty of space for family. Mature yard trees provide excellent shade and add to the serene setting, while the storm cellar offers added peace of mind. An outbuilding and covered parking area provide extra storage and functionality for hobbies, equipment, or outdoor needs. Enjoy the tranquility of country living with scenic surroundings and secluded comfort right at home. Home is being sold as is.

Key facts

• Outbuilding
• Quiet dead end road
• Covered parking area

Tags

• QUIET DEAD END ROAD
• SURVEYED COUNTRY PROPERTY
• MATURE YARD TREES
• STORM CELLAR
• OUTBUILDING
• COVERED PARKING AREA

Property features AI

Finance

• Other: Property is occupied; Listed as active; Priced at $120,000
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead designation
• Home design: Single family residence; One level; Residential property
• Construction: Brick construction; Metal roof; Slab foundation; Built (existing)
• Exterior features: Outbuildings; Wire fencing; Pasture and wooded lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: One living area; Below-ground storm shelter; One fireplace (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 52/100 on livability (#644 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Smithville (rural): math 30% / reading 30% proficiency, ranked #282 of 513 in OK (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Smithville Es (math 34% / reading 34%, grade F, #168 of 845 statewide, top 24%, 137 students, 0% FRL); Smithville Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 83 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: 84 active listings in the ZIP; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $120k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $120,000

Questions for the listing agent

1. Built in 1968 — 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: 1.03% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.91×
• Total profit: $30,468
• Equity at exit: $53,957

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $85,913
• Equity at exit: $83,154

Cash invested: $33,600 (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 74957

• Active inventory: 84
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $252

Break-even live

Break-even rent $916

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-08
   statusdays on market $120,000 Pending 12 DOM
2. 2026-06-05
   days on market $120,000 Active 11 DOM
3. 2026-06-04
   days on market $120,000 Active 9 DOM
4. 2026-06-02
   days on market $120,000 Active 8 DOM
5. 2026-06-01
   days on market $120,000 Active 7 DOM
6. 2026-05-31
   days on market $120,000 Active 6 DOM
7. 2026-05-25
   listed $120,000 Active
8. 2007-02-12
   soldstatus $65,000

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$549/yr (+$46/mo · 103.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,820
• − Mortgage interest: −$6,722
• − Property taxes: −$531
• − Insurance: −$600
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,491
• Taxable income: $1,105
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,760/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: Smithville
• NCES district ID: 4027840
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,915
• Composite: 27.31/100
• National rank: #12423
• State rank: #282 of 513 in OK

Livability — Smithville

• Score: 52/100
• State rank: #644
• US rank: #24959

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 905

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Native American 24% Two or more races 9% Asian 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% European 1% Romanian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 95% English-only · Vietnamese 2%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+84.6% since first listed

2 events — show timeline

• 2026-05-25 Listed $120,000 MLSOK
• 2007-02-12 Sold (Public Records) $65,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $531 · +3.1% YoY. Source: county tax records.