489 N Carter St · Healdton, OK 73438

$32,500

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 34 Days on market

Built 1950 0.40 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.1/10.0

Listing remarks

Investor Opportunity – 3BR/2BA Fixer-Upper on Expansive Healdton Lot Rustic Layout with Vintage Brick: Classic red-and-white brick colonial like entry with three bedrooms, two baths, and two living areas on a large, tree-lined lot . Looks to be original hardwood floors with some plywood repaired spots adds to the original charm. Original wood cabinets and trim around the ceiling adds a character feature and gives this home a unique look. This Red and white brick exterior and mature shade trees set the scene for a peaceful, country-flavored remodel – perfect for an investor looking to preserve history while adding modern flair. Full Renovation Needed – Sold AS-IS: This p

Key facts

• Expansive lot
• Large lot
• Vintage brick

Tags

• EXPANSIVE LOT
• VINTAGE BRICK
• ORIGINAL HARDWOOD FLOORS
• ORIGINAL WOOD CABINETS
• MATURE SHADE TREES
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#390 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: amenities F, commute F, employment F.
• Healdton (rural): math 10% / reading 13% proficiency, ranked #246 of 270 in OK (top 91%) — 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.
• Zoned schools: Healdton Es (math 17% / reading 12%, grade F, #604 of 845 statewide, top 76%, 209 students, 0% FRL); Healdton Hs (math 5% / reading 15%, grade F, #361 of 447 statewide, top 94%, 167 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $225 of loan paydown is wiped out by about $975 of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($32k) 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

• Watch-outs: built in 1950 — 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 $31,525 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.48% ✓
• Cap rate: 30.89%
• Cash-on-cash: 87.86%
• DSCR: 4.91
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $172,032
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
664 Shell St	0.17mi	3/2.0	1,878 (+5%)	4mo	$171,000	$91	80
196 Frances St	0.45mi	3/2.0	1,766 (-2%)	2mo	$169,900	$96	74
53 Francis St	0.45mi	3/2.0	1,848 (+3%)	8mo	$70,000	$38	67
260 Stanolind	0.20mi	4/2.0 (+1)	1,606 (-10%)	3mo	$176,300	$110	66
231 Magnolia	0.08mi	3/3.0	1,994 (+11%)	11mo	$149,900	$75	65
51 Quail Dr	0.52mi	3/2.0	1,613 (-10%)	6mo	$184,000	$114	54
30 Peach St	0.74mi	3/2.0	1,920 (+7%)	1mo	$395,000	$206	53

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: 88.4%
• Equity multiple: 5.09×
• Total profit: $37,189
• Equity at exit: $4,846

10-year hold

• IRR: 91.5%
• Equity multiple: 10.57×
• Total profit: $87,101
• Equity at exit: $2,810

Cash invested: $9,100 (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 73438

• Home prices YoY: -4.0%
• Active inventory: 28
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $666

Break-even live

Break-even rent $287

Max offer price $32,500

Occupancy floor 36%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2025-10-25
   status Pending
2. 2025-10-22
   status Active
3. 2025-10-19
   status Pending
4. 2025-09-16
   listed $32,500 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: $510 · $42/mo
• Projected year-2 tax: $510 · $42/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,561
• − Mortgage interest: −$1,821
• − Property taxes: −$510
• − Insurance: −$162
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$945
• Taxable income: $7,953
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $6,087/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: Healdton
• NCES district ID: 4014130
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 13% ▼ -11.00%
• Median HH income: $35,740
• Composite: 9.5/100
• National rank: #9849
• State rank: #246 of 270 in OK

Livability — Healdton

• Score: 59/100
• State rank: #390
• US rank: #20116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Healdton, OK
• Population (ZIP): 3,055

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 14% Hispanic / Latino 7% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.75%
• Current HPI: 231.5295
• 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

4 events — show timeline

• 2025-10-25 Pending — MLSOK
• 2025-10-22 Relisted — MLSOK
• 2025-10-19 Pending — MLSOK
• 2025-09-16 Listed $32,500 MLSOK

Property tax history

+4.2%/yr

Latest (2025): $510 · +1.6% YoY. Source: county tax records.