20538 County Road 1480 St · Francis, OK 74820

$139,000

2 bd · 1.0 ba · 1,994 sqft · SingleFamily public records · 29 Days on market

Built 2009 5.45 ac lot Est $173k · 20% under ↓ 13% since listing

---

Why this score? — see what drove the D+ 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 +14.4/30.0
• DSCR +4.4/10.0
• Rent growth +3.7/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

10 Acres MOL – Off-Grid Living Opportunity! Dreaming of living off the grid or owning your own slice of land? This property is the perfect place to make that dream a reality. Sitting on approximately 10 acres, it features a 3-bedroom, 3.5-bath home that’s ready for your vision and finishing touches. The home needs some TLC—windows are broken, electrical work is required, and the flooring needs replacement—but with a little effort, it could become an amazing cabin getaway or full-time off-grid residence. There’s tons of potential here for someone looking to create their own homestead, hobby farm, or private retreat. Come see the possibilities today!

Key facts

• 10 acres mol
• Private retreat
• 5.45 acre lot

Tags

• OFF-GRID LIVING OPPORTUNITY
• 10 ACRES MOL
• PRIVATE RETREAT

Property features AI

Finance

• Other: Approximately 5.45 acres

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available; Septic tank; Rural water source
• Home design: 2 stories; Faces east; Slab foundation
• Construction: Steel and wood frame construction; Metal roof; Built (year per public records)
• Exterior features: Covered porch; Porch; Barn(s); Stable(s); Shed(s); Barbed wire fencing; Mature trees; Sloped lot/topography

Interior

• Flooring: Concrete flooring; Tile flooring; Vinyl flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating; Window unit(s) for cooling
• Interior features: Aluminum-framed windows; Ceramic countertops; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $27 ($324/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 $111k (20.3% below list).
• Recommended offer: $111k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#381 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Byng (rural): math 35% / reading 35% proficiency, ranked #32 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 305 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe 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 $110,748 (20.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $173,478
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 S Thomas Ave	0.31mi	3/1.5 (+1)	1,986 (-0%)	4mo	$145,000	$73	75
410 N David Ave	0.74mi	3/2.0 (+1)	1,731 (-13%)	18mo	$150,000	$87	19

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

Projected returns pro-forma

-3.0% appreciation · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-18,782
• Equity at exit: $20,725

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-5,511
• Equity at exit: $12,018

Cash invested: $38,920 (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 74820

• Home prices YoY: -11.5%
• Rents YoY: 4.8%
• Active inventory: 305
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $27

Break-even live

Break-even rent $1,073

Max offer price $139,000

Occupancy floor 93%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-13
   status Pending
2. 2026-04-13
   listed $139,000 Active
3. 2026-04-09
   historical
4. 2026-01-01
   price $140,000
5. 2025-10-09
   listed $160,000 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: $733 · $61/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$518/yr (+$43/mo · 70.7%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,290
• − Mortgage interest: −$7,786
• − Property taxes: −$733
• − Insurance: −$695
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$4,044
• Taxable loss: −$2,094
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $826/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: Byng
• NCES district ID: 4006060
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $49,993
• Composite: 30.36/100
• National rank: #6258
• State rank: #32 of 270 in OK

Livability — Francis

• Score: 59/100
• State rank: #381
• US rank: #19952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pontotoc County · 31,943 people
• City population: 276
• Metro: Ada, OK
• Population (ZIP): 31,943
• Household income: $62,357
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 774.0

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Native American 19% Two or more races 13% Hispanic / Latino 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.45%
• Current HPI: 250.7685
• Rent YoY: ▲ 4.83%
• Metro: Ada, OK
• 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

-13.1% since first listed

5 events — show timeline

• 2026-05-13 Pending — MLS Technology, Inc.
• 2026-04-13 Listed $139,000 MLS Technology, Inc.
• 2026-04-09 Listing Removed — MLS Technology, Inc.
• 2026-01-01 Price Changed $140,000 MLS Technology, Inc.
• 2025-10-09 Listed $160,000 MLS Technology, Inc.

Property tax history

+6.7%/yr

Latest (2025): $733 · +4.7% YoY. Source: county tax records.