602 Cemetery Rd · Fort Gibson, OK 74434

$43,000

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 60 Days on market

Built 1950 1.01 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
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS BRING YOUR TOOLS! Property to be sold "as is". Listing agent related to seller.

Key facts

• Small shed
• Fenced acre
• Mature trees

Tags

• FENCED ACRE
• MATURE TREES
• SMALL SHED

Property features AI

Exterior

• Security: Storm shelter
• Utilities: Electricity available; Water available; Rural sewer; Rural water source
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built with block, vinyl siding and wood siding; Asphalt and fiberglass roof
• Exterior features: Dirt driveway; Deck; Shed(s); Chain link fencing; Greenbelt; Mature trees

Interior

• Flooring: Plywood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Wood window frames; No additional interior features listed
• Laundry & utility: No hot water appliance listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 3.7% in Fort Gibson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#82 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: employment C-, health & safety C-, schools D+.
• Fort Gibson (town): math 48% / reading 46% proficiency, ranked #43 of 513 in OK (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 58 units permitted in Muskogee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Muskogee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 $25k; list at $43k implies a 72% gain — meaningful room to come down on a strong offer.

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 $41,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 D-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: 2.67% ✓
• Cap rate: 24.49%
• Cash-on-cash: 64.98%
• DSCR: 3.89
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $196,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N East St	0.23mi	3/2.5	1,342 (+1%)	6mo	$204,000	$152	80
507 Jefferson Davis Blvd	0.58mi	3/2.0	1,324 (-0%)	2mo	$235,000	$177	70
509 Poplar St	0.22mi	3/2.0	1,430 (+8%)	11mo	$165,000	$115	68
606 Straight St	0.20mi	4/1.5 (+1)	1,200 (-10%)	1mo	$160,000	$133	67
200 Bois D'arc Ave	0.60mi	2/2.0 (-1)	1,253 (-6%)	0mo	$220,000	$176	57
417 Olive St	0.50mi	3/2.0	1,450 (+9%)	6mo	$250,700	$173	56
1003 E Maple St	0.41mi	3/2.0	1,140 (-14%)	7mo	$165,000	$145	51
313 E Ash Ave	0.71mi	4/2.0 (+1)	1,436 (+8%)	2mo	$155,000	$108	47
313 Cedar St	0.62mi	3/2.0	1,425 (+7%)	17mo	$250,000	$175	45
513 Beauregard St	0.61mi	3/2.0	1,503 (+13%)	8mo	$222,000	$148	43
608 E Irving St	0.59mi	3/1.0	1,504 (+13%)	5mo	$215,000	$143	42
71 S Gladd Rd	0.72mi	3/2.0	1,491 (+12%)	12mo	$215,000	$144	36

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: 64.1%
• Equity multiple: 3.87×
• Total profit: $34,546
• Equity at exit: $6,411

10-year hold

• IRR: 68.5%
• Equity multiple: 7.94×
• Total profit: $83,516
• Equity at exit: $3,718

Cash invested: $12,040 (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 74434

• Home prices YoY: -21.5%
• Active inventory: 77
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$12 /mo · $148/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $652

Break-even live

Break-even rent $324

Max offer price $43,000

Occupancy floor 38%

Sensitivity live

Price	-10% $676	-5% $664	+0% $652	+5% $640	+10% $628
Rent	-10% $561	-5% $607	+0% $652	+5% $697	+10% $743
Rate	-1.0pp $674	-0.5pp $663	base $652	+0.5pp $641	+1.0pp $629

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $43,000 Active 60 DOM
2. 2026-06-18
   days on market $43,000 Active 59 DOM
3. 2026-06-17
   days on market $43,000 Active 58 DOM
4. 2026-06-16
   days on market $43,000 Active 57 DOM
5. 2026-06-15
   days on market $43,000 Active 56 DOM
6. 2026-06-14
   days on market $43,000 Active 54 DOM
7. 2026-06-12
   days on market $43,000 Active 53 DOM
8. 2026-06-09
   days on market $43,000 Active 50 DOM
9. 2026-06-08
   days on market $43,000 Active 49 DOM
10. 2026-06-07
    days on market $43,000 Active 48 DOM
11. 2026-06-05
    days on market $43,000 Active 45 DOM
12. 2026-06-03
    days on market $43,000 Active 44 DOM
13. 2026-06-02
    days on market $43,000 Active 43 DOM
14. 2026-06-01
    days on market $43,000 Active 42 DOM
15. 2026-05-31
    days on market $43,000 Active 41 DOM
16. 2026-05-30
    days on market $43,000 Active 40 DOM
17. 2026-04-20
    listed $43,000 Active
18. 2026-03-08
    status Active
19. 2026-03-07
    historical
20. 2026-03-01
    status Active
21. 2026-02-01
    status Active
22. 2026-01-10
    status Active
23. 2025-11-10
    status Pending
24. 2025-10-11
    price $43,699
25. 2025-10-04
    price $46,500
26. 2025-09-26
    price $47,000
27. 2025-09-08
    listed $47,500 Active
28. 2022-07-28
    soldstatus $25,000 Closed 99-char remark

    Show marketing remark (99 chars)

    INVESTORS BRING YOUR TOOLS! Property to be sold "as is". Listing agent related to seller.

29. 2022-06-27
    status Pending 99-char remark

    Show marketing remark (99 chars)

    INVESTORS BRING YOUR TOOLS! Property to be sold "as is". Listing agent related to seller.

30. 2022-06-08
    price $39,000 99-char remark

    Show marketing remark (99 chars)

    INVESTORS BRING YOUR TOOLS! Property to be sold "as is". Listing agent related to seller.

31. 2022-05-19
    price $45,000 99-char remark

    Show marketing remark (99 chars)

    INVESTORS BRING YOUR TOOLS! Property to be sold "as is". Listing agent related to seller.

32. 2022-03-28
    listed $59,900 Active 99-char remark

    Show marketing remark (99 chars)

    INVESTORS BRING YOUR TOOLS! Property to be sold "as is". Listing agent related to seller.

33. 2022-03-28
    historical

    Show marketing remark (99 chars)

    INVESTORS BRING YOUR TOOLS! Property to be sold "as is". Listing agent related to seller.

34. 2022-02-09
    price $59,900
35. 2021-12-28
    price $64,900
36. 2021-11-10
    price $69,900
37. 2021-09-30
    listed $74,900 Active
38. 2008-05-01
    soldstatus $53,000
39. 1998-10-27
    soldstatus $43,000
40. 1986-05-01
    soldstatus $10,000

ⓘ 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: $148 · $12/mo
• Projected year-2 tax: $387 · $32/mo
• Expected delta: +$239/yr (+$20/mo · 161.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,788
• − Mortgage interest: −$2,409
• − Property taxes: −$148
• − Insurance: −$215
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,251
• Taxable income: $7,559
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $6,009/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: Fort Gibson
• NCES district ID: 4011970
• Math proficiency: 48% ▲ 7.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $51,693
• Composite: 42.61/100
• National rank: #6829
• State rank: #43 of 513 in OK

Livability — Fort Gibson

• Score: 67/100
• State rank: #82
• US rank: #10205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Gibson, OK
• Population (ZIP): 9,691

Population outlook (Muskogee County) Hauer SSP2

• Today (2025): 66,842 people
• By 2030: 64,969 · -2.8%
• By 2040: 60,920 · -8.9%
• By 2050: 56,978 · -14.8%
• By 2075: 47,160 · -29.4%
• By 2100: 35,336 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 55% Native American 26% Two or more races 16% Hispanic / Latino 4%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Muskogee

• 2024 margin: Solid R (+37.6) · D 30.4% · R 68.0% · Other 1.7%
• 2008→2024 swing: -22.6pp toward R · 2008: -15.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+33.9 2016: R+29.2 2012: R+14.8 2008: R+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.88%
• Current HPI: 218.6315
• 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

+330.0% since first listed

24 events — show timeline

• 2026-04-20 Listed $43,000 MLS Technology, Inc.
• 2026-03-08 Relisted — MLSOK
• 2026-03-07 Listing Removed — MLSOK
• 2026-03-01 Relisted — MLSOK
• 2026-02-01 Relisted — MLSOK
• 2026-01-10 Relisted — MLSOK
• 2025-11-10 Pending — MLSOK
• 2025-10-11 Price Changed $43,699 MLSOK
• 2025-10-04 Price Changed $46,500 MLSOK
• 2025-09-26 Price Changed $47,000 MLSOK
• 2025-09-08 Listed $47,500 MLSOK
• 2022-07-28 Sold (MLS) $25,000 MLS Technology, Inc.
• 2022-06-27 Pending — MLS Technology, Inc.
• 2022-06-08 Price Changed $39,000 MLS Technology, Inc.
• 2022-05-19 Price Changed $45,000 MLS Technology, Inc.
• 2022-03-28 Listing Removed — MLS Technology, Inc.
• 2022-03-28 Listed $59,900 MLS Technology, Inc.
• 2022-02-09 Price Changed $59,900 MLS Technology, Inc.
• 2021-12-28 Price Changed $64,900 MLS Technology, Inc.
• 2021-11-10 Price Changed $69,900 MLS Technology, Inc.
• 2021-09-30 Listed $74,900 MLS Technology, Inc.
• 2008-05-01 Sold (Public Records) $53,000 Public Records
• 1998-10-27 Sold (Public Records) $43,000 Public Records
• 1986-05-01 Sold (Public Records) $10,000 Public Records

Property tax history

-10.1%/yr

Latest (2025): $148 · +2.8% YoY. Source: county tax records.