35723 Highway 99a · Seminole, OK 74868

$189,000

3 bd · 1.0 ba · 2,157 sqft · SingleFamily public records · 7 Days on market

Built 1980 7.00 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.1/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Great Country home. With 7 acres lovely pond stocked with fish all on paved road. Features den, study and mother-in-law floor plan. Well maintained home with central heat and air. Master bath has a walk in whirlpool tub. Was set up for small horses could be use for much more.

Key facts

• Metal roof
• Shop with electric
• Rural water

Tags

• METAL ROOF
• RURAL WATER
• SEPTIC
• SHOP WITH ELECTRIC
• OLDER BARN
• QUALITY PIPE FENCING

Property features AI

Finance

• Other: Homestead exempt; Direct access off Highway 99; 7-acre lot; Occupied; Assessor-reported living area; Listed as active
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 1-car garage
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Aluminum siding; Metal roof; Slab foundation; Built (existing)
• Exterior features: Barn(s); Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (34.1% below list).
• Recommended offer: $125k (34.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities F.
• Strother (rural): math 22% / reading 25% proficiency, ranked #348 of 513 in OK (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.
• Current owner paid $100k; list at $189k implies a 89% gain — meaningful room to come down on a strong offer.

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 $124,645 (34.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 12.6

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $91,090
• Equity at exit: $170,266

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $277,380
• Equity at exit: $367,185

Cash invested: $52,920 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-185

Break-even live

Break-even rent $1,481

Max offer price $156,329

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-05-12
   listed $189,000 Active
3. 2018-02-28
   soldstatus $100,000
4. 2018-02-14
   soldstatus $100,000 276-char remark

   Show marketing remark (276 chars)

   Great Country home. With 7 acres lovely pond stocked with fish all on paved road. Features den, study and mother-in-law floor plan. Well maintained home with central heat and air. Master bath has a walk in whirlpool tub. Was set up for small horses could be use for much more.

5. 2017-12-18
   listed $100,000 276-char remark

   Show marketing remark (276 chars)

   Great Country home. With 7 acres lovely pond stocked with fish all on paved road. Features den, study and mother-in-law floor plan. Well maintained home with central heat and air. Master bath has a walk in whirlpool tub. Was set up for small horses could be use for much more.

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$504/yr (+$42/mo · 42.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,957
• − Mortgage interest: −$10,587
• − Property taxes: −$1,197
• − Insurance: −$945
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$5,498
• Taxable loss: −$5,663
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-860/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: Strother
• NCES district ID: 4029040
• Math proficiency: 22% ▼ -2.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $48,190
• Composite: 23.74/100
• National rank: #13232
• State rank: #348 of 513 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+89.0% since first listed

5 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-05-12 Listed $189,000 MLSOK
• 2018-02-28 Sold (Public Records) $100,000 Public Records
• 2018-02-14 Sold (MLS) $100,000 MLSOK
• 2017-12-18 Listed $100,000 MLSOK

Property tax history

+5.4%/yr

Latest (2025): $1,197 · +7.7% YoY. Source: county tax records.