627 S Alabama Ave · Okmulgee, OK 74447

$23,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 144 Days on market

Built 1920 7,501 sqft lot Est $41k · 43% under

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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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks MLS

Investor special! This 2 Bed/ 1 Bath home has a lot of potential! Get a vision for what a great home this could be with some restoration!

Key facts

• 7,501 sq ft lot
• Built 1920
• Listed 143 days

Property features AI

Finance

• Other: Located in Capital Heights addition; Homestead not claimed; Living area reported as 1,096 (assessor)
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details listed
• Security: No security features listed
• Utilities: No utilities listed; Flood insurance not required
• Home design: Single-family residence; Residential property; One level
• Construction: Asbestos construction material; Other roof type; Combination foundation; Existing property
• Exterior features: No exterior features listed; Lot features: Other

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: No flooring details listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: One living area; One dining area; No fireplace; No study; No in-law plan
• Laundry & utility: No laundry details listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.9% vs local median 7.6% in Okmulgee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Okmulgee Primary Es (math 2% / reading 8%, grade F, #766 of 845 statewide, top 94%, 532 students, 0% FRL); Okmulgee Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 331 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 146 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $159 of loan paydown is wiped out by about $690 of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 35% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $12k; list at $23k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1920 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.49% ✓
• Cap rate: 40.87%
• Cash-on-cash: 123.48%
• DSCR: 6.49
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $40,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 S Morton Ave	0.21mi	2/1.0	1,064 (-3%)	20mo	$15,000	$14	69
705 S Muskogee Ave	0.49mi	2/1.0	1,080 (-2%)	12mo	$155,000	$144	65
414 E 12th St	0.52mi	2/1.0	1,106 (+1%)	17mo	$35,000	$32	60
701 S Muskogee Ave	0.49mi	2/1.0	1,133 (+3%)	14mo	$148,000	$131	60
810 S Taft Ave	0.34mi	3/1.5 (+1)	1,040 (-5%)	13mo	$139,000	$134	58
706 E 13th St	0.72mi	2/1.0	1,088 (-1%)	15mo	$37,500	$34	53
409 E 20th St	0.67mi	3/1.0 (+1)	1,112 (+2%)	17mo	$45,000	$40	47
905 S Creek Ave	0.72mi	2/1.0	1,020 (-7%)	10mo	$30,000	$29	46
1201 W 5th St	0.65mi	2/1.0	1,008 (-8%)	15mo	$37,500	$37	44
716 E 12th St	0.74mi	2/2.0	1,138 (+4%)	16mo	$27,500	$24	42
620 E 15th St	0.71mi	2/1.0	1,212 (+11%)	19mo	$85,000	$70	33
504 Emerson Dr	0.74mi	2/1.0	936 (-15%)	15mo	$30,000	$32	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.98×
• Total profit: $38,492
• Equity at exit: $3,429

10-year hold

• IRR: —
• Equity multiple: 14.65×
• Total profit: $87,916
• Equity at exit: $1,989

Cash invested: $6,440 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 146
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$121
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $663

Break-even live

Break-even rent $194

Max offer price $23,000

Occupancy floor 31%

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	3d	1	0.51mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	0.59mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	24d	1	0.59mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	24d	1	0.59mi
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	15d	1	0.60mi

Listing history 24 events

1. 2026-06-18
   days on market $23,000 Active 144 DOM
2. 2026-06-17
   days on market $23,000 Active 143 DOM
3. 2026-06-16
   days on market $23,000 Active 142 DOM
4. 2026-06-15
   pricedays on market $23,000 Active 141 DOM
5. 2026-06-13
   days on market $25,000 Active 139 DOM
6. 2026-06-12
   days on market $25,000 Active 138 DOM
7. 2026-06-09
   days on market $25,000 Active 135 DOM
8. 2026-06-08
   days on market $25,000 Active 134 DOM
9. 2026-06-08
   days on market $25,000 Active 133 DOM
10. 2026-06-07
    days on market $25,000 Active 132 DOM
11. 2026-06-04
    days on market $25,000 Active 129 DOM
12. 2026-06-02
    days on market $25,000 Active 128 DOM
13. 2026-06-01
    days on market $25,000 Active 127 DOM
14. 2026-05-31
    days on market $25,000 Active 126 DOM
15. 2026-03-01
    price $25,000
16. 2026-01-26
    historical
17. 2026-01-25
    listed $17,000 Active
18. 2026-01-02
    status Active
19. 2025-11-04
    status Pending
20. 2025-09-07
    price $18,000
21. 2025-07-26
    listed $25,000 Active
22. 2025-03-28
    soldstatus $12,000 Closed 139-char remark

    Show marketing remark (139 chars)

    Investor special! This 2 Bed/ 1 Bath home has a lot of potential! Get a vision for what a great home this could be with some restoration!

23. 2025-02-05
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Investor special! This 2 Bed/ 1 Bath home has a lot of potential! Get a vision for what a great home this could be with some restoration!

24. 2025-01-31
    listed $12,000 Active 139-char remark

    Show marketing remark (139 chars)

    Investor special! This 2 Bed/ 1 Bath home has a lot of potential! Get a vision for what a great home this could be with some restoration!

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $275 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,392
• − Mortgage interest: −$1,288
• − Property taxes: −$275
• − Insurance: −$115
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$669
• Taxable income: $8,062
• Est. tax owed @ 24.0%: −$1,935
• After-tax cash flow: $6,017/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

+108.3% since first listed

10 events — show timeline

• 2026-03-01 Price Changed $25,000 MLSOK
• 2026-01-26 Listing Removed — MLSOK
• 2026-01-25 Listed $17,000 MLSOK
• 2026-01-02 Relisted — MLSOK
• 2025-11-04 Pending — MLSOK
• 2025-09-07 Price Changed $18,000 MLSOK
• 2025-07-26 Listed $25,000 MLSOK
• 2025-03-28 Sold (MLS) $12,000 MLS Technology, Inc.
• 2025-02-05 Pending — MLS Technology, Inc.
• 2025-01-31 Listed $12,000 MLS Technology, Inc.

Property tax history

+9.7%/yr

Latest (2025): $275 · +68.7% YoY. Source: county tax records.