340903 E Hwy 62 Hwy · Meeker, OK 74855

$87,500

3 bd · 1.5 ba · 1,296 sqft · Other · 5 Days on market

Built 1930 Fair condition 3.24 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
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

This 3 bed, 1.5 bath cozy home is ready for your customizations! Sitting on 3.24 beautifully maintained acres, around the corner from Meeker Lake, with a shop to park your cars, outdoor equipment, recreational vehicles and more! Wildlife frequents the property coming right up to the back windows. The spacious living room and kitchen are waiting for personal touches to be made yours. Two generous sized spare bedrooms come off of the living room with a full bath in-between. The master bedroom is on the opposite side of the house offering ultimate privacy with its own half bath. A covered porch leads from the driveway for ultimate entertainment opportunities. There is a screened in porch as we

Key facts

• Covered porch
• Screened in porch
• Shop to park cars

Tags

• BEAUTIFULLY MAINTAINED ACRES
• SHOP TO PARK CARS
• WILDLIFE FREQUENTS PROPERTY
• COVERED PORCH
• SCREENED IN PORCH
• UPDATED PEX PLUMBING

Property features AI

Finance

• Other: Homestead exempt; Vacant and not occupied
• Financial info: Sold/Offered as-is
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: Electricity available; Natural gas available; Private well available; Septic tank
• Home design: Single family residence; One level; North-facing; Residential property; Existing property
• Construction: Metal roof; Other construction materials; Built on slab
• Exterior features: Rural lot; Covered porch

Interior

• Kitchen: Range (gas/electric code 3E)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: No cooling listed
• Interior features: Covered porch; No fireplace; No central cooling
• Laundry & utility: Slab foundation (utility access at slab)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).

Location & tenants

• Location reads 63/100 on livability (#210 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment D-.
• Meeker (rural): math 19% / reading 28% proficiency, ranked #123 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meeker Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 342 students, 0% FRL); Meeker Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 209 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 55 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($605 loan paydown + $7k appreciation (8.0% local appreciation)).
• At projected returns (8.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $87,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — 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: 1.38% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.69%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 3.56×
• Total profit: $62,753
• Equity at exit: $66,299

10-year hold

• IRR: 32.3%
• Equity multiple: 7.61×
• Total profit: $162,017
• Equity at exit: $131,435

Cash invested: $24,500 (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 74855

• Home prices YoY: 2.7%
• Active inventory: 55
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $422

Break-even live

Break-even rent $669

Max offer price $87,500

Occupancy floor 60%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-09
   status Pending
2. 2026-05-03
   listed $87,500 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: $401 · $33/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: +$386/yr (+$32/mo · 96.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 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: $14,448
• − Mortgage interest: −$4,901
• − Property taxes: −$401
• − Insurance: −$438
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,545
• Taxable income: $3,851
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $4,145/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

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and value. Focus on painting, flooring, and cleaning to enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Major Bathroom tiles — Stained and dirty
• Moderate Exterior siding — Weathered appearance
• Major Carpeted flooring — Worn and dirty
• Major Painted walls — Peeling paint

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpeted flooring — New flooring improves comfort and appearance
• Resale Clean and maintain kitchen countertops — Clean countertops present a more appealing kitchen
• Resale Deep clean bathroom tiles — Clean tiles improve the bathroom's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn condition	Moderate	$3,000–15,000
Bathroom tiles · Stained and dirty	Major	$15,000–50,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Carpeted flooring · Worn and dirty	Major	$15,000–50,000
Painted walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpeted flooring — New flooring improves comfort and appearance ↑
• Resale Clean and maintain kitchen countertops — Clean countertops present a more appealing kitchen ↑
• Resale Deep clean bathroom tiles — Clean tiles improve the bathroom's appearance and functionality ↑

ⓘ 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: Meeker
• NCES district ID: 4019680
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $48,708
• Composite: 20.66/100
• National rank: #8537
• State rank: #123 of 270 in OK

Livability — Meeker

• Score: 63/100
• State rank: #210
• US rank: #15435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,292

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 13% Native American 6% Hispanic / Latino 5% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 1% American 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.97%
• Current HPI: 303.8343
• 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

2 events — show timeline

• 2026-05-09 Pending — MLSOK
• 2026-05-03 Listed $87,500 MLSOK

Property tax history

+8.7%/yr

Latest (2025): $401 · +8.7% YoY. Source: county tax records.