5300 W Acorn St · Tishomingo, OK 73460

$120,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 49 Days on market

Built 2003 2.50 ac lot

---

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 +22.7/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This 2.5 acre property offers a great opportunity. This property features 3 bedrooms and 2 bathrooms on a slab foundation. The property does need clean-up and updates, but it has solid potential for someone looking for extra space, an investment opportunity, flip, or a place to call home.

Key facts

• 2.5 acre lot
• Built 2003
• Listed 48 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Rural water source
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Aluminum siding; Wood frame construction; Metal roof
• Exterior features: Covered porch; Mature trees on the property; No additional exterior features listed

Interior

• Flooring: Carpet; Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window cooling unit(s)
• Interior features: Aluminum window frames; Laminate counters; Low-threshold shower
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/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 $117k (2.2% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#277 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: schools F, amenities F, commute F.
• Ravia (rural): math 15% / reading 25% proficiency, ranked #414 of 513 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Johnston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($830 loan paydown + $7k appreciation (5.6% local appreciation)).
• At projected returns (5.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($116k) 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 0.98% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.33×
• Total profit: $44,691
• Equity at exit: $72,221

10-year hold

• IRR: 19.9%
• Equity multiple: 4.63×
• Total profit: $121,968
• Equity at exit: $128,279

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 73460

• Home prices YoY: 1.7%
• Active inventory: 3
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $206

Break-even live

Break-even rent $913

Max offer price $120,000

Occupancy floor 77%

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 15 events

1. 2026-06-18
   days on market $120,000 Active 49 DOM
2. 2026-06-17
   days on market $120,000 Active 48 DOM
3. 2026-06-16
   days on market $120,000 Active 47 DOM
4. 2026-06-15
   days on market $120,000 Active 46 DOM
5. 2026-06-13
   days on market $120,000 Active 44 DOM
6. 2026-06-12
   days on market $120,000 Active 43 DOM
7. 2026-06-09
   days on market $120,000 Active 40 DOM
8. 2026-06-08
   days on market $120,000 Active 39 DOM
9. 2026-06-08
   days on market $120,000 Active 38 DOM
10. 2026-06-05
    days on market $120,000 Active 36 DOM
11. 2026-06-04
    days on market $120,000 Active 34 DOM
12. 2026-06-02
    days on market $120,000 Active 33 DOM
13. 2026-06-01
    days on market $120,000 Active 32 DOM
14. 2026-05-31
    days on market $120,000 Active 31 DOM
15. 2026-04-30
    listed $185,000 Active

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$575/yr (+$48/mo · 113.9%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,086
• − Mortgage interest: −$6,722
• − Property taxes: −$505
• − Insurance: −$600
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,491
• Taxable income: $514
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,348/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: Ravia
• NCES district ID: 4025530
• Math proficiency: 15% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $39,141
• Composite: 20.1/100
• National rank: #13856
• State rank: #414 of 513 in OK

Livability — Tishomingo

• Score: 61/100
• State rank: #277
• US rank: #17399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,355

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 11,201 people
• By 2030: 11,244 · +0.4%
• By 2040: 11,212 · +0.1%
• By 2050: 10,993 · -1.9%
• By 2075: 10,708 · -4.4%
• By 2100: 10,764 · -3.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 63% Two or more races 14% Native American 12% Hispanic / Latino 7% Black 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: European 2% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Johnston

• 2024 margin: Solid R (+65.7) · D 16.2% · R 81.8% · Other 2.0%
• 2008→2024 swing: -28.8pp toward R · 2008: -36.9pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+63.6 2016: R+57.5 2012: R+40.0 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.57%
• Current HPI: 339.0085
• 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

1 event — show timeline

• 2026-04-30 Listed $185,000 MLS Technology, Inc.

Property tax history

+2.2%/yr

Latest (2025): $505 · +3.3% YoY. Source: county tax records.