95 Cimarron Rd · Crescent Springs, OK 73028

$80,000

1 bd · 1.0 ba · 576 sqft · SingleFamily · 22 Days on market

Built 1940 Good condition 10,001 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

So much potential! This adorable bungalow is ready for you to make it your own. Located in the Lake Lottowanna community this property offers access to the private lake with optional HOA membership. The home itself sits on two lots and is one bed, one bath with a detached garage. There is a bonus space in the home that could be utilized for many different purposes. Check it out and imagine the possiblities! Cash only, "as is" sale

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Property listed as vacant; Located in Crescent Spgs Lak addition
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Public water and sewer assumed; Electric service available
• Home design: Single family residence; One level; South-facing
• Construction: Frame construction; Composition roof (roof updated 2024); Conventional foundation
• Exterior features: Interior lot; No exterior special features listed

Interior

• Kitchen: Free‑standing gas range; Free‑standing oven; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Crescent (rural): math 22% / reading 25% proficiency, ranked #132 of 270 in OK (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crescent Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 308 students, 0% FRL); Crescent Hs (math 15% / reading 34%, grade F, #145 of 447 statewide, top 33%, 192 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP; 102 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $532 of equity ($553 loan paydown + $-21 appreciation (-0.0% local appreciation)).
• Logan County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $35k; list at $80k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.90×
• Total profit: $20,249
• Equity at exit: $23,127

10-year hold

• IRR: 23.1%
• Equity multiple: 3.56×
• Total profit: $57,279
• Equity at exit: $27,718

Cash invested: $22,400 (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 73028

• Home prices YoY: -0.0%
• Active inventory: 52
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $356

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $80,000 Pending 22 DOM
2. 2026-06-05
   days on market $80,000 Active 21 DOM
3. 2026-06-03
   days on market $80,000 Active 20 DOM
4. 2026-06-02
   days on market $80,000 Active 19 DOM
5. 2026-06-01
   days on market $80,000 Active 18 DOM
6. 2026-05-31
   days on market $80,000 Active 17 DOM
7. 2026-05-14
   listed $80,000 Active
8. 2023-11-09
   soldstatus $35,000 Closed 449-char remark

   Show marketing remark (449 chars)

   So much potential! This adorable bungalow is ready for you to make it your own. Located in the Lake Lottowanna community this property offers access to the private lake with optional HOA membership. The home itself sits on two lots and is one bed, one bath with a detached garage. There is a bonus space in the home that could be utilized for many different purposes. Check it out and imagine the possiblities! Cash only, "as is" sale

9. 2023-10-20
   status Pending 449-char remark

   Show marketing remark (449 chars)

   So much potential! This adorable bungalow is ready for you to make it your own. Located in the Lake Lottowanna community this property offers access to the private lake with optional HOA membership. The home itself sits on two lots and is one bed, one bath with a detached garage. There is a bonus space in the home that could be utilized for many different purposes. Check it out and imagine the possiblities! Cash only, "as is" sale

10. 2023-10-05
    listed $35,000 Active 449-char remark

    Show marketing remark (449 chars)

    So much potential! This adorable bungalow is ready for you to make it your own. Located in the Lake Lottowanna community this property offers access to the private lake with optional HOA membership. The home itself sits on two lots and is one bed, one bath with a detached garage. There is a bonus space in the home that could be utilized for many different purposes. Check it out and imagine the possiblities! Cash only, "as is" sale

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,804
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,327
• Taxable income: $3,187
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,506/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This adorable bungalow is move-in ready with updated kitchen and bathroom, new roof, and fresh exterior paint. It offers a fenced backyard and a detached garage, making it a great option for a first-time buyer or investor.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both fence repair — enhances privacy and safety
• Both landscaping and curb appeal — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both fence repair — enhances privacy and safety ↑
• Both landscaping and curb appeal — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crescent
• NCES district ID: 4009000
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $41,099
• Composite: 19.96/100
• National rank: #8672
• State rank: #132 of 270 in OK

Livability — Crescent Springs

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

Census & demographics

• Census place: Crescent Springs, OK
• Population (ZIP): 3,484

Population outlook (Logan County) Hauer SSP2

• Today (2025): 55,683 people
• By 2030: 60,011 · +7.8%
• By 2040: 68,071 · +22.2%
• By 2050: 75,815 · +36.2%
• By 2075: 94,749 · +70.2%
• By 2100: 108,057 · +94.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+49.0) · D 24.4% · R 73.5% · Other 2.1%
• 2008→2024 swing: -11.6pp toward R · 2008: -37.4pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.1 2016: R+49.5 2012: R+44.8 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.03%
• Current HPI: 242.5517
• 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

+128.6% since first listed

4 events — show timeline

• 2026-05-14 Listed $80,000 MLSOK
• 2023-11-09 Sold (MLS) $35,000 MLSOK
• 2023-10-20 Pending — MLSOK
• 2023-10-05 Listed $35,000 MLSOK