14048 NE 4th St · Choctaw, OK 73020

$184,999

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 110 Days on market

Built 2004 0.36 ac lot Est $200k · 7% under

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +10.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see this beautifully maintained one owner home on a third of an acre. Split floorplan, stainless steel appliances, pantry, surround sound, HVAC just 2 years old, and an above ground safe room in the garage for those windy Oklahoma afternoons. The backyard boasts a 10 foot wide gate, dog runs on both sides and an insulated kennel. Make sure to check out the insulated 16 x 48 barn with double lofts, ceiling fan, AC, and full electric.

Key facts

• Split floor plan
• Large lot
• Solar panels

Tags

• LARGE LOT
• SPLIT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• MULTIPLE TV CONNECTIONS
• ABOVE-GROUND SAFE ROOM
• SOLAR PANELS

Property features AI

Finance

• Other: Homestead: Yes
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: Solar energy
• Home design: Single family residence; Residential property; One story; Entry level: One
• Construction: Brick and frame construction; Composition roof; Built status: Existing; Built on slab
• Exterior features: Covered patio; Covered porch; Open patio; Workshop; Private vinyl pool; Interior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Solar energy; Slab foundation
• Interior features: One-level residence; Living area; Electric fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.1% in Choctaw — 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 71/100 on livability (#31 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Choctaw-Nicoma Park (suburban): math 28% / reading 32% proficiency, ranked #48 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nicoma Park Es (441 students, 0% FRL); Choctaw Hs (math 26% / reading 37%, grade F, #73 of 447 statewide, top 16%, 1,811 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $168,349 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $199,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14356 NE 4th St	0.30mi	3/1.5	1,163 (-4%)	4mo	$198,000	$170	73
14214 NE 5th St	0.19mi	2/1.5 (-1)	1,188 (-2%)	10mo	$180,000	$152	71
586 Seikel Dr	0.13mi	3/1.5	1,119 (-8%)	9mo	$179,900	$161	71
14389 NE 4th St	0.34mi	3/1.5	1,125 (-8%)	0mo	$185,000	$164	69
13801 NE 8th St	0.33mi	3/2.0	1,284 (+5%)	8mo	$220,000	$171	69
600 Oak Park Dr	0.40mi	3/1.5	1,201 (-1%)	11mo	$213,000	$177	68
905 Sandy Ln	0.55mi	3/1.0	1,258 (+3%)	1mo	$162,000	$129	64
1006 Oak Park Dr	0.57mi	3/2.0	1,176 (-3%)	5mo	$100,000	$85	64
904 Oak Park Dr	0.52mi	3/2.0	1,150 (-6%)	3mo	$172,500	$150	64
540 Oak Park Dr	0.43mi	3/2.0	1,340 (+10%)	3mo	$212,000	$158	61
13129 NE 9th St	0.61mi	3/2.0	1,300 (+7%)	14mo	$275,490	$212	49
13105 NE 9th St	0.61mi	3/2.0	1,300 (+7%)	15mo	$273,290	$210	48

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-13,425
• Equity at exit: $27,584

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $9,589
• Equity at exit: $15,995

Cash invested: $51,800 (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 73020

• Active inventory: 326
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $260

Break-even live

Break-even rent $1,534

Max offer price $184,999

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14505 Park Cir Choctaw, OK	3.0	2.0	1458	$1,785	$1.22	16d	1	0.85mi

Listing history 25 events

1. 2026-06-18
   days on market $184,999 Active 110 DOM
2. 2026-06-17
   days on market $184,999 Active 109 DOM
3. 2026-06-16
   days on market $184,999 Active 108 DOM
4. 2026-06-15
   days on market $184,999 Active 107 DOM
5. 2026-06-13
   days on market $184,999 Active 105 DOM
6. 2026-06-13
   days on market $184,999 Active 104 DOM
7. 2026-06-09
   days on market $184,999 Active 101 DOM
8. 2026-06-08
   days on market $184,999 Active 100 DOM
9. 2026-06-07
   days on market $184,999 Active 99 DOM
10. 2026-06-03
    days on market $184,999 Active 95 DOM
11. 2026-06-02
    days on market $184,999 Active 94 DOM
12. 2026-06-01
    days on market $184,999 Active 93 DOM
13. 2026-05-31
    days on market $184,999 Active 92 DOM
14. 2026-05-18
    status Pending
15. 2026-05-14
    status Active
16. 2026-04-17
    status Pending
17. 2026-01-24
    listed $195,000 Active
18. 2018-06-27
    soldstatus $143,000
19. 2018-06-22
    soldstatus $142,900 Sold 441-char remark

    Show marketing remark (441 chars)

    Must see this beautifully maintained one owner home on a third of an acre. Split floorplan, stainless steel appliances, pantry, surround sound, HVAC just 2 years old, and an above ground safe room in the garage for those windy Oklahoma afternoons. The backyard boasts a 10 foot wide gate, dog runs on both sides and an insulated kennel. Make sure to check out the insulated 16 x 48 barn with double lofts, ceiling fan, AC, and full electric.

20. 2018-05-07
    status Pending 441-char remark

    Show marketing remark (441 chars)

    Must see this beautifully maintained one owner home on a third of an acre. Split floorplan, stainless steel appliances, pantry, surround sound, HVAC just 2 years old, and an above ground safe room in the garage for those windy Oklahoma afternoons. The backyard boasts a 10 foot wide gate, dog runs on both sides and an insulated kennel. Make sure to check out the insulated 16 x 48 barn with double lofts, ceiling fan, AC, and full electric.

21. 2018-05-04
    listed $142,900 Active 441-char remark

    Show marketing remark (441 chars)

    Must see this beautifully maintained one owner home on a third of an acre. Split floorplan, stainless steel appliances, pantry, surround sound, HVAC just 2 years old, and an above ground safe room in the garage for those windy Oklahoma afternoons. The backyard boasts a 10 foot wide gate, dog runs on both sides and an insulated kennel. Make sure to check out the insulated 16 x 48 barn with double lofts, ceiling fan, AC, and full electric.

22. 2004-12-30
    soldstatus $95,500
23. 2004-12-27
    soldstatus $95,500 277-char remark

    Show marketing remark (277 chars)

    WONDERFUL NEW HOME IN CHOCTAW. EXCELLENT AREA. QUALITY CONSTRUCTION. lARGE LIVING AREA W/FIREPLACE, CEILING FAN, AND HIGH CEILINGS. BEAUTIFUL WOODWORK. CERAMIC TILE IN ENTRY, KITCHEN AND BATHS. LIVING AREA, & ALL BEDROOMS HAVE CABLE & PHONE JACKS. 10 YR. RWC WARRANTY.

24. 2004-10-11
    listed $96,000 277-char remark

    Show marketing remark (277 chars)

    WONDERFUL NEW HOME IN CHOCTAW. EXCELLENT AREA. QUALITY CONSTRUCTION. lARGE LIVING AREA W/FIREPLACE, CEILING FAN, AND HIGH CEILINGS. BEAUTIFUL WOODWORK. CERAMIC TILE IN ENTRY, KITCHEN AND BATHS. LIVING AREA, & ALL BEDROOMS HAVE CABLE & PHONE JACKS. 10 YR. RWC WARRANTY.

25. 2004-04-02
    soldstatus $2,000

ⓘ 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: $1,975 · $165/mo
• Projected year-2 tax: $1,975 · $165/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,358
• − Mortgage interest: −$10,363
• − Property taxes: −$1,975
• − Insurance: −$925
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$5,382
• Taxable income: $136
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $3,088/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: Choctaw-Nicoma Park
• NCES district ID: 4007620
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $69,072
• Composite: 28.02/100
• National rank: #6847
• State rank: #48 of 270 in OK

Livability — Choctaw

• Score: 71/100
• State rank: #31
• US rank: #6853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Choctaw, OK
• County: Oklahoma County · 771,644 people
• City population: 25,645
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.61%
• Current HPI: 240.9989
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+9650.0% since first listed

12 events — show timeline

• 2026-05-18 Pending — MLSOK
• 2026-05-14 Relisted — MLSOK
• 2026-04-17 Pending — MLSOK
• 2026-01-24 Listed $195,000 MLSOK
• 2018-06-27 Sold (Public Records) $143,000 Public Records
• 2018-06-22 Sold (MLS) $142,900 MLSOK
• 2018-05-07 Pending — MLSOK
• 2018-05-04 Listed $142,900 MLSOK
• 2004-12-30 Sold (Public Records) $95,500 Public Records
• 2004-12-27 Sold (MLS) $95,500 MLSOK
• 2004-10-11 Listed $96,000 MLSOK
• 2004-04-02 Sold (Public Records) $2,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,975 · +3.9% YoY. Source: county tax records.