444389 E Northridge Dr · Sportmans Shores, OK 74301

$119,900

1 bd · 1.0 ba · 648 sqft · SingleFamily public records · 30 Days on market

Built 2019 9,050 sqft 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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Sold at time of listing. For statistical purposes only.

Key facts

• Langley schools
• Vinita address
• Rv pad

Tags

• VINITA ADDRESS
• LANGLEY SCHOOLS
• DETACHED GARAGE
• WATER AND TOILET
• RV PAD

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Detached garage with workshop space (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available; Septic tank; Rural water source
• Home design: Single-story; Faces north; Slab foundation
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Gravel driveway; Rain gutters; Covered patio/porch; Deck; Porch; Mature trees

Interior

• Kitchen: Eat-in kitchen; Built-in range; Range; Oven; Gas range connection; Gas oven connection; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the first floor with private bath and separate closets
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom; Master bathroom with bathtub (first floor)
• Heating & cooling: Propane heating
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Gas range connection; Gas oven connection; Vinyl window features
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $54 ($650/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 $104k (13.6% below list).
• Recommended offer: $104k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ketchum (rural): math 20% / reading 22% proficiency, ranked #166 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; 23 units permitted in Mayes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Mayes County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,627 (13.6% 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. 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.
3. 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.
4. 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: 0.86% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $68,727
• Equity at exit: $108,015

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $199,630
• Equity at exit: $232,939

Cash invested: $33,572 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $54

Break-even live

Break-even rent $968

Max offer price $119,900

Occupancy floor 90%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-04
   statusdays on market $119,900 Pending 30 DOM
2. 2026-06-02
   days on market $119,900 Active 29 DOM
3. 2026-06-01
   days on market $119,900 Active 28 DOM
4. 2026-05-31
   days on market $119,900 Active 27 DOM
5. 2026-05-04
   listed $119,900 Active
6. 2026-04-15
   historical
7. 2026-02-02
   status Active
8. 2025-11-05
   status Pending
9. 2025-08-30
   price $119,900
10. 2025-05-16
    price $125,000
11. 2025-04-15
    listed $130,000 Active
12. 2023-11-30
    soldstatus $106,000 Closed 55-char remark

    Show marketing remark (55 chars)

    Sold at time of listing. For statistical purposes only.

13. 2023-11-29
    soldstatus $106,000
14. 2023-11-23
    listed $106,000 Active 55-char remark

    Show marketing remark (55 chars)

    Sold at time of listing. For statistical purposes only.

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$50/yr (+$4/mo · 4.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,435
• − Mortgage interest: −$6,716
• − Property taxes: −$1,029
• − Insurance: −$600
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,488
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $983/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: Ketchum
• NCES district ID: 4016380
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $39,351
• Composite: 17.72/100
• National rank: #9021
• State rank: #166 of 270 in OK

Livability — Sportmans Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sportmans Shores, OK
• Population (ZIP): 11,126

Population outlook (Mayes County) Hauer SSP2

• Today (2025): 39,941 people
• By 2030: 39,172 · -1.9%
• By 2040: 37,540 · -6.0%
• By 2050: 35,854 · -10.2%
• By 2075: 32,361 · -19.0%
• By 2100: 28,054 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Mayes

• 2024 margin: Solid R (+57.5) · D 20.3% · R 77.8% · Other 1.9%
• 2008→2024 swing: -29.4pp toward R · 2008: -28.1pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+51.7 2012: R+33.3 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+13.1% since first listed

10 events — show timeline

• 2026-05-04 Listed $119,900 MLS Technology, Inc.
• 2026-04-15 Listing Removed — MLS Technology, Inc.
• 2026-02-02 Relisted — MLS Technology, Inc.
• 2025-11-05 Pending — MLS Technology, Inc.
• 2025-08-30 Price Changed $119,900 MLS Technology, Inc.
• 2025-05-16 Price Changed $125,000 MLS Technology, Inc.
• 2025-04-15 Listed $130,000 MLS Technology, Inc.
• 2023-11-30 Sold (MLS) $106,000 MLS Technology, Inc.
• 2023-11-29 Sold (Public Records) $106,000 Public Records
• 2023-11-23 Listed $106,000 MLS Technology, Inc.

Property tax history

+34.3%/yr

Latest (2025): $1,029 · +4.9% YoY. Source: county tax records.