201 NW Rose Ln · Stigler, OK 74462

$170,000

3 bd · 2.0 ba · 2,328 sqft · SingleFamily public records · 86 Days on market

Built 1958 0.46 ac lot Est $203k · 16% 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).

• ARV discount +14.7/15.0
• Cash flow +9.5/30.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.9/10.0

Listing remarks

Welcome to this charming home nestled on a quiet cul-de-sac in Stigler, just a few blocks from the local hospital and Middle/High School—offering both convenience and a peaceful setting. This well-maintained property features 3 bedrooms and 2 bathrooms, with a comfortable layout perfect for everyday living. The home includes an attached two-car garage with a versatile bonus room, ideal for a home office, hobby space, or additional storage. Inside, you’ll find a spacious walk-in pantry that adds both functionality and convenience to the kitchen. Step outside to enjoy the back deck, perfect for relaxing or entertaining, along with the added security of a storm cellar. With its gre

Key facts

• Quiet cul-de-sac
• Back deck
• Versatile bonus room

Tags

• QUIET CUL-DE-SAC
• ATTACHED TWO-CAR GARAGE
• VERSATILE BONUS ROOM
• SPACIOUS WALK-IN PANTRY
• BACK DECK
• STORM CELLAR

Property features AI

Exterior

• Parking: Attached garage with storage and shelving; 2 garage spaces
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof; Built based on public records
• Exterior features: Deck; Chain link fence; Storm shelter; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Stove; Electric water heater
• Flooring: Tile; Wood veneer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Insulated doors; Vinyl windows; Tile and wood veneer flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (30.9% below list).
• Recommended offer: $117k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% in Stigler — 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 65/100 on livability (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stigler Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 448 students, 0% FRL); Stigler Ms (math 14% / reading 18%, grade F, #213 of 345 statewide, top 62%, 354 students, 0% FRL); Stigler Hs (math 12% / reading 37%, grade F, #150 of 447 statewide, top 48%, 385 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 86 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $130k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $117,499 (30.9% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.69% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $202,536
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 N Broadway St	0.32mi	3/2.0	2,279 (-2%)	5mo	$165,000	$72	77
902 NE Rushwood Dr	0.34mi	4/2.5 (+1)	2,176 (-6%)	3mo	$190,000	$87	64
802 NE 5th St	0.40mi	3/2.5	2,160 (-7%)	13mo	$215,000	$100	57

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.43×
• Total profit: $20,456
• Equity at exit: $84,509

10-year hold

• IRR: 9.5%
• Equity multiple: 2.56×
• Total profit: $74,285
• Equity at exit: $136,895

Cash invested: $47,600 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-119

Break-even live

Break-even rent $1,325

Max offer price $149,065

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-70	+0% $-119	+5% $-167	+10% $-215
Rent	-10% $-211	-5% $-165	+0% $-119	+5% $-72	+10% $-26
Rate	-1.0pp $-33	-0.5pp $-75	base $-119	+0.5pp $-163	+1.0pp $-207

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $170,000 Active 86 DOM
2. 2026-06-21
   days on market $170,000 Active 85 DOM
3. 2026-06-18
   days on market $170,000 Active 83 DOM
4. 2026-06-17
   days on market $170,000 Active 82 DOM
5. 2026-06-16
   days on market $170,000 Active 81 DOM
6. 2026-06-15
   days on market $170,000 Active 80 DOM
7. 2026-06-13
   days on market $170,000 Active 78 DOM
8. 2026-06-12
   days on market $170,000 Active 77 DOM
9. 2026-06-09
   days on market $170,000 Active 74 DOM
10. 2026-06-08
    days on market $170,000 Active 73 DOM
11. 2026-06-08
    days on market $170,000 Active 72 DOM
12. 2026-06-07
    days on market $170,000 Active 71 DOM
13. 2026-06-04
    days on market $170,000 Active 68 DOM
14. 2026-06-02
    days on market $170,000 Active 67 DOM
15. 2026-06-01
    days on market $170,000 Active 66 DOM
16. 2026-05-31
    days on market $170,000 Active 65 DOM
17. 2026-03-26
    listed $170,000 Active
18. 2026-03-24
    historical
19. 2026-03-03
    price $170,000
20. 2026-01-20
    price $180,000
21. 2025-10-07
    price $195,000
22. 2025-09-24
    listed $199,999 Active
23. 2025-09-20
    historical
24. 2025-08-07
    price $195,000
25. 2025-06-23
    price $199,999
26. 2025-03-20
    listed $215,000 Active
27. 2008-03-13
    soldstatus $130,000
28. 2003-08-20
    soldstatus $82,000

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$517/yr (+$43/mo · 51.0%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,100
• − Mortgage interest: −$9,523
• − Property taxes: −$1,013
• − Insurance: −$850
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$4,945
• Taxable loss: −$4,487
• Est. tax savings @ 24.0%: +$1,077
• After-tax cash flow: $-345/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stigler, OK
• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

+107.3% since first listed

12 events — show timeline

• 2026-03-26 Listed $170,000 MLS Technology, Inc.
• 2026-03-24 Listing Removed — MLS Technology, Inc.
• 2026-03-03 Price Changed $170,000 MLS Technology, Inc.
• 2026-01-20 Price Changed $180,000 MLS Technology, Inc.
• 2025-10-07 Price Changed $195,000 MLS Technology, Inc.
• 2025-09-24 Listed $199,999 MLS Technology, Inc.
• 2025-09-20 Listing Removed — MLS Technology, Inc.
• 2025-08-07 Price Changed $195,000 MLS Technology, Inc.
• 2025-06-23 Price Changed $199,999 MLS Technology, Inc.
• 2025-03-20 Listed $215,000 MLS Technology, Inc.
• 2008-03-13 Sold (Public Records) $130,000 Public Records
• 2003-08-20 Sold (Public Records) $82,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,013 · +3.3% YoY. Source: county tax records.