23973 Rangeline Rd · Brooksville, OK 74873

$219,900

3 bd · 2.0 ba · 1,771 sqft · SingleFamily public records · 28 Days on market

Built 1965 4.15 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 +8.2/30.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Schools +1.4/10.0

Listing remarks

Back on market at no fault of seller. Appraised for over asking price and qualifies for all financing types. Inspections available. All noted repairs made! Ready to close. Just need a buyer. Seller will pay $5k towards buyer's cc and pre-paids at current list price. Tucked away on a hilltop, this 4-bedroom, 2-bath country home offers the kind of space, privacy, and views that are hard to come by, all at a modest price. The long, winding driveway leads you up to a peaceful, parklike setting with a great mix of both mature trees and open land—private, but not secluded. Inside, the home features two comfortable living areas both with built-in cabinets and shelves, a wood burning stove,

Key facts

• Open space
• Parklike setting
• Carport

Tags

• COMFORTABLE LIVING AREAS
• PARKLIKE SETTING
• MATURE TREES
• OPEN SPACE
• CARPORT
• MULTIPLE OUTBUILDINGS

Property features AI

Finance

• Financial info: Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Septic tank; Private well available
• Home design: Single-family home; Split-level; Faces west; Rural setting
• Construction: Frame construction; Metal roof; Combination foundation
• Exterior features: Covered porch; Interior lot; Below-ground outdoor storm shelter

Interior

• Kitchen: Free-standing electric range/oven; Dishwasher; Disposal; Refrigerator; Breakfast bar; Eating area; Built-in hutch
• Bedrooms: 4 bedrooms; Primary bedroom with ceiling fan, full bath and walk-in closet
• Flooring: Combination of carpet and wood
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Built-ins
• Laundry & utility: Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (34.7% below list).
• Recommended offer: $144k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#699 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cross Timbers Es (math 12% / reading 15%, grade F, #642 of 845 statewide, top 76%, 409 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($217k) 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 $60k; list at $220k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,598 (34.7% 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. Built in 1965 — 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. 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: 0.65% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 12.8

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $106,536
• Equity at exit: $198,103

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $323,888
• Equity at exit: $427,217

Cash invested: $61,572 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-206

Break-even live

Break-even rent $1,697

Max offer price $183,457

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   status Pending
2. 2026-04-25
   price $219,900
3. 2026-04-25
   status Active
4. 2026-03-17
   status Pending
5. 2026-03-10
   status Active
6. 2026-01-27
   status Pending
7. 2026-01-15
   listed $225,000 Active
8. 1996-10-23
   soldstatus $60,000

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,979 · $165/mo
• Expected delta: +$828/yr (+$69/mo · 71.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,232
• − Mortgage interest: −$12,318
• − Property taxes: −$1,151
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$6,397
• Taxable loss: −$6,491
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $-918/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: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Brooksville

• Score: 46/100
• State rank: #699
• US rank: #26524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,033

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.18%
• Current HPI: 286.31
• 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

+266.5% since first listed

8 events — show timeline

• 2026-05-04 Pending — MLSOK
• 2026-04-25 Price Changed $219,900 MLSOK
• 2026-04-25 Relisted — MLSOK
• 2026-03-17 Pending — MLSOK
• 2026-03-10 Relisted — MLSOK
• 2026-01-27 Pending — MLSOK
• 2026-01-15 Listed $225,000 MLSOK
• 1996-10-23 Sold (Public Records) $60,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,151 · +7.0% YoY. Source: county tax records.