409612 E 1115 Rd · Stidham, OK 74432

$69,500

3 bd · 1.0 ba · 1,066 sqft · SingleFamily · 258 Days on market

Built 1980 0.70 ac lot ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

3BD/1BA home near the river! Home needs some TLC but property offers 3 large lots, guesthouse and boat carport. The property has a carport, 3 water wells, (only 1 is usable at the time), and perimeter of property is completely fenced. Located close to Stidham schools and minutes to Eufaula.

Key facts

• Guesthouse
• Large lots
• Completely fenced

Tags

• LARGE LOTS
• GUESTHOUSE
• BOAT CARPORT
• WATER WELLS
• COMPLETELY FENCED
• CLOSE TO STIDHAM SCHOOLS

Property features AI

Exterior

• Parking: 4-car garage; Carport
• Security: Smoke detector(s)
• Utilities: Electricity available; Water available; Well water; Septic tank
• Home design: Single-story; Faces east; Slab foundation
• Construction: Built with brick veneer, vinyl siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Corner lot; Access to Canadian River; Chain link fencing; Smoke detector(s); No safety shelter

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Stove; Refrigerator; Electric water heater
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Electric oven connection; Electric range connection
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#307 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Stidham (rural): math 11% / reading 11% proficiency, ranked #491 of 513 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 403 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($481 loan paydown + $7k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 4.07×
• Total profit: $59,677
• Equity at exit: $62,611

10-year hold

• IRR: 34.5%
• Equity multiple: 9.15×
• Total profit: $158,619
• Equity at exit: $135,023

Cash invested: $19,460 (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 74432

• Home prices YoY: 27.2%
• Active inventory: 403
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $342

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 62%

Sensitivity live

Price	-10% $390	-5% $366	+0% $342	+5% $318	+10% $294
Rent	-10% $260	-5% $301	+0% $342	+5% $384	+10% $425
Rate	-1.0pp $377	-0.5pp $360	base $342	+0.5pp $324	+1.0pp $306

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-02
   status $69,500 Pending 258 DOM
2. 2026-06-01
   days on market $69,500 Active 258 DOM
3. 2026-05-31
   days on market $69,500 Active 257 DOM
4. 2026-04-03
   price $69,500
5. 2026-01-09
   status Active
6. 2025-09-30
   status Pending
7. 2025-09-03
   price $75,000
8. 2025-06-06
   listed $85,000 Active
9. 2025-06-06
   historical
10. 2024-12-06
    listed $85,000 Active

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 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: $12,497
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,022
• Taxable income: $3,193
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $3,343/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: Stidham
• NCES district ID: 4028620
• Math proficiency: 11% ▼ -4.00%
• Reading proficiency: 11% ▼ -4.00%
• Median HH income: $39,022
• Composite: 13.02/100
• National rank: #14524
• State rank: #491 of 513 in OK

Livability — Stidham

• Score: 61/100
• State rank: #307
• US rank: #17878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,793

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 11% Two or more races 9% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.21%
• Current HPI: 276.5449
• 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

-18.2% since first listed

7 events — show timeline

• 2026-04-03 Price Changed $69,500 MLS Technology, Inc.
• 2026-01-09 Relisted — MLS Technology, Inc.
• 2025-09-30 Pending — MLS Technology, Inc.
• 2025-09-03 Price Changed $75,000 MLS Technology, Inc.
• 2025-06-06 Listing Removed — MLS Technology, Inc.
• 2025-06-06 Listed $85,000 MLS Technology, Inc.
• 2024-12-06 Listed $85,000 MLS Technology, Inc.