39689 Texas Ave · Howe, OK 74940

$78,000

3 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 338 Days on market

Built 1950 0.30 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 +19.5/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

3 bed 1 bath home.

Key facts

• 1-car carport
• Large lot
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• SEPARATE LIVING ROOM
• 1-CAR CARPORT
• THREE STORAGE BUILDINGS
• RELIABLE WATER SOURCE
• LARGE LOT

Property features AI

Exterior

• Parking: Attached carport; Gravel parking; 1 covered parking space
• Utilities: Public water available; Well water available; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Vinyl siding; Asphalt shingle roof; House structure
• Exterior features: Cleared, level lot; Paved road access; Outbuilding

Interior

• Kitchen: Range (stove)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: Electric water heater; Range (stove)
• 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 $78k.

Deal economics

• At list price, monthly cash flow is $88 ($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 $70k (10.9% below list).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#137 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Howe (town): math 15% / reading 18% proficiency, ranked #205 of 270 in OK (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Howe Es (math 17% / reading 16%, grade F, #576 of 845 statewide, top 69%, 464 students, 0% FRL); Howe Hs (math 5% / reading 34%, grade F, #274 of 447 statewide, top 66%, 226 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: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($539 loan paydown + $6k appreciation (7.4% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 338 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $78k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 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 1950 — 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 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.59×
• Total profit: $34,638
• Equity at exit: $56,007

10-year hold

• IRR: 20.7%
• Equity multiple: 5.41×
• Total profit: $96,274
• Equity at exit: $108,209

Cash invested: $21,840 (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 74940

• Home prices YoY: 2.7%
• Active inventory: 40
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $695 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$20 /mo · $235/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $88

Break-even live

Break-even rent $584

Max offer price $78,000

Occupancy floor 82%

Sensitivity live

Price	-10% $132	-5% $110	+0% $88	+5% $66	+10% $44
Rent	-10% $33	-5% $60	+0% $88	+5% $115	+10% $143
Rate	-1.0pp $127	-0.5pp $108	base $88	+0.5pp $68	+1.0pp $47

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39078 Cedar St Howe, OK	2.0	1.0	810	$695	$0.86	44d	1	0.59mi

Listing history 10 events

1. 2026-06-21
   days on market $78,000 Active 338 DOM
2. 2026-06-18
   days on market $78,000 Active 336 DOM
3. 2026-06-17
   days on market $78,000 Active 335 DOM
4. 2026-06-17
   status $78,000 Active 334 DOM
5. 2026-05-21
   status Pending
6. 2026-03-18
   price $78,000
7. 2025-06-22
   listed $85,000 Active
8. 2025-04-30
   soldstatus $32,000 18-char remark

   Show marketing remark (18 chars)

   3 bed 1 bath home.

9. 2025-01-02
   price $45,000
10. 2024-11-15
    listed $59,000 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: $235 · $20/mo
• Projected year-2 tax: $702 · $58/mo
• Expected delta: +$467/yr (+$39/mo · 198.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥114°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,340
• − Mortgage interest: −$4,369
• − Property taxes: −$235
• − Insurance: −$390
• − Repairs & maintenance: −$667
• − Management: −$667
• − Depreciation: −$2,269
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,117/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: Howe
• NCES district ID: 4015120
• Math proficiency: 15% ▼ -15.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $42,224
• Composite: 14.26/100
• National rank: #9447
• State rank: #205 of 270 in OK

Livability — Howe

• Score: 65/100
• State rank: #137
• US rank: #12967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howe, OK
• City population: 2,494
• Population (ZIP): 2,494

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 13% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.38%
• Current HPI: 277.2637
• 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

+32.2% since first listed

6 events — show timeline

• 2026-05-21 Pending — WRVBOR
• 2026-03-18 Price Changed $78,000 WRVBOR
• 2025-06-22 Listed $85,000 WRVBOR
• 2025-04-30 Sold (MLS) $32,000 WRVBOR
• 2025-01-02 Price Changed $45,000 WRVBOR
• 2024-11-15 Listed $59,000 WRVBOR

Property tax history

+13.7%/yr

Latest (2025): $235 · +4.9% YoY. Source: county tax records.