28352 Buchanan Cir · Leon, OK 73441

$96,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 17 Days on market

Built 1972 0.37 ac lot ↓ 40% since listing

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This beautifully remodeled home is ready for you to move in and make it your own. Nearly everything is new, from the roof and flooring to both interior and exterior finishes. Features include new doors, windows, siding, HVAC system, and water heater. The modern kitchen boasts all-new appliances, and the private, fenced backyard offers a tranquil outdoor retreat. Relax on the back patio, equipped with ceiling fans and can lights for added comfort. Enjoy the charm of small-town living in a peaceful country setting. Call today to schedule a showing.

Key facts

• New doors
• New siding
• New flooring

Tags

• REMODELED HOME
• NEW ROOF
• NEW FLOORING
• NEW DOORS
• NEW WINDOWS
• NEW SIDING

Property features AI

Exterior

• Parking: Attached garage; Carport; 1 garage space
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built with brick veneer, HardiPlank type, wood siding and wood frame; Metal roof; Crawlspace foundation
• Exterior features: Covered patio; Patio; Partial privacy fencing; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Electric water heater
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows
• 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 $96k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $96k (0.2% below list).
• Recommended offer: $95k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#594 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Turner (rural): math 15% / reading 25% proficiency, ranked #395 of 513 in OK (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($664 loan paydown + $3k appreciation (3.0% local appreciation)).
• Love County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 5y 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.

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 $94,560 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.3

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: 11.4%
• Equity multiple: 1.65×
• Total profit: $17,536
• Equity at exit: $43,166

10-year hold

• IRR: 13.6%
• Equity multiple: 3.01×
• Total profit: $54,113
• Equity at exit: $66,524

Cash invested: $26,880 (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 73441

• Active inventory: 4
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $94

Break-even live

Break-even rent $840

Max offer price $96,000

Occupancy floor 85%

Sensitivity live

Price	-10% $160	-5% $127	+0% $94	+5% $60	+10% $27
Rent	-10% $18	-5% $56	+0% $94	+5% $131	+10% $169
Rate	-1.0pp $142	-0.5pp $118	base $94	+0.5pp $69	+1.0pp $43

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $96,000 Active 17 DOM
2. 2026-06-18
   days on market $96,000 Active 16 DOM
3. 2026-06-17
   days on market $96,000 Active 15 DOM
4. 2026-06-16
   days on market $96,000 Active 14 DOM
5. 2026-06-15
   days on market $96,000 Active 13 DOM
6. 2026-06-14
   days on market $96,000 Active 11 DOM
7. 2026-06-12
   days on market $96,000 Active 10 DOM
8. 2026-06-09
   days on market $96,000 Active 7 DOM
9. 2026-06-08
   days on market $96,000 Active 6 DOM
10. 2026-06-07
    days on market $96,000 Active 5 DOM
11. 2026-06-05
    days on market $96,000 Active 2 DOM
12. 2026-06-03
    remarks 552-char remark
13. 2026-06-03
    listed $96,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,498
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,793
• Taxable loss: −$432
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,226/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: Turner
• NCES district ID: 4030300
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $53,356
• Composite: 21.46/100
• National rank: #13632
• State rank: #395 of 513 in OK

Livability — Leon

• Score: 54/100
• State rank: #594
• US rank: #24086

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

• Population (ZIP): 113

Population outlook (Love County) Hauer SSP2

• Today (2025): 10,844 people
• By 2030: 11,370 · +4.9%
• By 2040: 12,496 · +15.2%
• By 2050: 13,766 · +26.9%
• By 2075: 17,688 · +63.1%
• By 2100: 21,161 · +95.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Native American 12%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Love

• 2024 margin: Solid R (+66.2) · D 16.2% · R 82.4% · Other 1.4%
• 2008→2024 swing: -31.6pp toward R · 2008: -34.6pp · 2024: -66.2pp
• All cycles: 2024: R+66.2 2020: R+63.6 2016: R+57.7 2012: R+40.4 2008: R+34.6

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

-40.0% since first listed

45 events — show timeline

• 2026-06-02 Listed $96,000 MLS Technology, Inc.
• 2026-05-05 Listing Removed — MLS Technology, Inc.
• 2026-04-16 Relisted — MLS Technology, Inc.
• 2026-04-02 Pending — MLS Technology, Inc.
• 2026-03-31 Relisted — MLS Technology, Inc.
• 2026-03-24 Pending — MLS Technology, Inc.
• 2026-03-13 Price Changed $96,000 MLS Technology, Inc.
• 2026-02-07 Price Changed $96,500 MLS Technology, Inc.
• 2026-02-05 Price Changed $101,500 MLS Technology, Inc.
• 2025-12-29 Price Changed $102,000 MLS Technology, Inc.
• 2025-11-28 Price Changed $102,500 MLS Technology, Inc.
• 2025-10-24 Listing Removed — MLS Technology, Inc.
• 2025-10-24 Listed $103,000 MLS Technology, Inc.
• 2025-10-14 Price Changed $102,900 MLS Technology, Inc.
• 2025-10-02 Price Changed $103,000 MLS Technology, Inc.
• 2025-09-08 Price Changed $103,300 MLS Technology, Inc.
• 2025-09-04 Price Changed $113,300 MLS Technology, Inc.
• 2025-08-06 Price Changed $113,800 MLS Technology, Inc.
• 2025-07-23 Price Changed $114,000 MLS Technology, Inc.
• 2025-05-08 Price Changed $115,000 MLS Technology, Inc.
• 2025-05-06 Price Changed $126,800 MLS Technology, Inc.
• 2025-04-23 Price Changed $127,000 MLS Technology, Inc.
• 2025-03-14 Price Changed $127,500 MLS Technology, Inc.
• 2024-10-24 Listed $128,000 MLS Technology, Inc.
• 2024-10-11 Listing Removed — MLS Technology, Inc.
• 2024-08-06 Price Changed $128,000 MLS Technology, Inc.
• 2024-07-29 Relisted — MLS Technology, Inc.
• 2024-06-06 Pending — MLS Technology, Inc.
• 2024-03-05 Price Changed $120,000 MLS Technology, Inc.
• 2023-10-12 Listed $130,000 MLS Technology, Inc.
• 2023-09-18 Listing Removed — MLS Technology, Inc.
• 2023-07-18 Relisted — MLS Technology, Inc.
• 2023-05-26 Listing Removed — MLS Technology, Inc.
• 2023-03-20 Listed $158,000 MLS Technology, Inc.
• 2023-03-18 Listing Removed — MLS Technology, Inc.
• 2023-01-16 Relisted — MLS Technology, Inc.
• 2022-12-08 Pending — MLS Technology, Inc.
• 2022-09-18 Listed $158,000 MLS Technology, Inc.
• 2022-09-10 Listing Removed — MLS Technology, Inc.
• 2022-09-06 Relisted — MLS Technology, Inc.
• 2022-08-24 Pending — MLS Technology, Inc.
• 2022-08-24 Relisted — MLS Technology, Inc.
• 2022-07-08 Pending — MLS Technology, Inc.
• 2021-11-12 Price Changed $140,000 MLS Technology, Inc.
• 2021-09-10 Listed $160,000 MLS Technology, Inc.

Property tax history

+1.7%/yr

Latest (2025): $158 · +4.6% YoY. Source: county tax records.