614 N 3rd St · Okeene, OK 73763

$169,000

3 bd · 2.0 ba · 2,603 sqft · SingleFamily public records · 25 Days on market

Built 1954 7,000 sqft lot Est $284k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Welcome home to this beautifully spacious 5-bedroom property offering over 2,600 square feet of comfortable living and endless possibilities! From the moment you step inside, you’ll love the oversized kitchen area with plenty of room for cooking, gathering, and entertaining guests. The huge living room creates the perfect central space for hosting family and friends or simply relaxing at home. This home also features a generously sized laundry area designed for convenience and extra storage. Upstairs, you’ll find two additional bonus rooms that can easily be transformed into playrooms, crafting spaces, home offices, hobby rooms, or organized storage areas to fit your lifestyle n

Key facts

• 7,000 sq ft lot
• Built 1954
• Listed 25 days

Tags

• OVERSIZED KITCHEN AREA
• GENEROUSLY SIZED LAUNDRY AREA
• TWO ADDITIONAL BONUS ROOMS

Property features AI

Finance

• Other: Lot features: Other; Lot size approximately 0.1607 acres
• Financial info: Loan qualifying available; Property is not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead status: applicable
• Home design: Single family residence; One-story property; Residential property; Located in Okeene City addition; Existing property
• Construction: Vinyl siding; Composition roof; Conventional foundation; Built status: existing
• Exterior features: Storm shelter (below ground); No additional exterior features listed

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-33 ($-402/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (27.8% below list).
• Recommended offer: $122k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#19 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Okeene (rural): math 30% / reading 30% proficiency, ranked #256 of 513 in OK (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Okeene Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 176 students, 0% FRL); Okeene Jr-Sr Hs (Sr) (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 106 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 15% at this address vs 30% district-wide (-15 pts) — the specific schools serving this property underperform the Okeene average; the district grade overstates school quality for this exact location.
• Market conditions: 8 active listings in the ZIP; 3 units permitted in Blaine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Blaine County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $169k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,050 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $283,727
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N Phillips St	0.52mi	3/2.0	2,441 (-6%)	14mo	$265,000	$109	54
104 N Phillips St	0.54mi	3/1.5	2,390 (-8%)	15mo	$135,000	$56	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $89,824
• Equity at exit: $152,249

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $266,021
• Equity at exit: $328,330

Cash invested: $47,320 (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 73763

• Home prices YoY: 5.1%
• Active inventory: 8
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-33

Break-even live

Break-even rent $1,263

Max offer price $163,086

Occupancy floor 98%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $169,000 Active 25 DOM
2. 2026-06-17
   days on market $169,000 Active 24 DOM
3. 2026-06-16
   days on market $169,000 Active 23 DOM
4. 2026-06-15
   days on market $169,000 Active 22 DOM
5. 2026-06-13
   days on market $169,000 Active 20 DOM
6. 2026-06-12
   days on market $169,000 Active 19 DOM
7. 2026-06-09
   days on market $169,000 Active 16 DOM
8. 2026-06-08
   days on market $169,000 Active 15 DOM
9. 2026-06-08
   days on market $169,000 Active 14 DOM
10. 2026-06-07
    days on market $169,000 Active 13 DOM
11. 2026-06-04
    days on market $169,000 Active 10 DOM
12. 2026-06-02
    days on market $169,000 Active 9 DOM
13. 2026-06-01
    days on market $169,000 Active 8 DOM
14. 2026-05-31
    days on market $169,000 Active 7 DOM
15. 2026-05-24
    price $169,000
16. 2026-05-23
    listed $325,000 Active
17. 2000-09-15
    soldstatus $48,000

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: +$1,029/yr (+$86/mo · 209.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,646
• − Mortgage interest: −$9,467
• − Property taxes: −$492
• − Insurance: −$845
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$4,916
• Taxable loss: −$3,417
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $418/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: Okeene
• NCES district ID: 4022650
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $43,708
• Composite: 28.44/100
• National rank: #12108
• State rank: #256 of 513 in OK

Livability — Okeene

• Score: 73/100
• State rank: #19
• US rank: #5599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okeene, OK
• Population (ZIP): 1,746

Population outlook (Blaine County) Hauer SSP2

• Today (2025): 10,545 people
• By 2030: 10,898 · +3.3%
• By 2040: 11,795 · +11.9%
• By 2050: 12,754 · +20.9%
• By 2075: 15,721 · +49.1%
• By 2100: 16,043 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 8% Romanian 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 2%

Political lean MEDSL · Blaine

• 2024 margin: Solid R (+63.0) · D 17.7% · R 80.7% · Other 1.6%
• 2008→2024 swing: -12.1pp toward R · 2008: -50.8pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+62.8 2016: R+57.3 2012: R+48.0 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.11%
• Current HPI: 209.7871
• 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

+252.1% since first listed

3 events — show timeline

• 2026-05-24 Price Changed $169,000 MLSOK
• 2026-05-23 Listed $325,000 MLSOK
• 2000-09-15 Sold (Public Records) $48,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $492 · +1.9% YoY. Source: county tax records.