56601 E 150 Rd · Fairland, OK 74343

$125,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 21 Days on market

Built 1965 2.00 ac lot ↓ 56% since listing

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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 +18.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

So much potential in this property! Fully fenced 2 acres just North of Fairland. Plenty of room to raise some chickens, raise some kids, or raise a garden. Lots of places to park a trailer, boat, or RV. Enjoy tinkering around in the 24x30 red iron metal shop with a concrete floor, roll-up door, and electric. Home is brick and vinyl with a metal roof and has 3 bedrooms, a large laundry, and 1.5 baths. Eat-in kitchen with lots of space. The family room has a fireplace for those cold nights. Extra room sits off of the family room and could be used as a formal dining, office, or closed in for another bedroom. Grab your tool belt and bring your dreams!

Key facts

• Brick and vinyl
• Fully fenced 2 acres
• Electric

Tags

• FULLY FENCED 2 ACRES
• 24X30 RED IRON METAL SHOP
• CONCRETE FLOOR
• ROLL-UP DOOR
• ELECTRIC
• BRICK AND VINYL

Property features AI

Finance

• Other: Property listed as suitable for horses (horses allowed); Lot described as farm/ranch (2 acres)
• HOA & community: Gutter(s) listed as a community/feature

Exterior

• Parking: Attached garage; 4-car garage spaces; Carport
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Water available; Septic tank; Rural well water
• Home design: Single-story; Faces north; Basement and slab foundation
• Construction: Built in (public records); Vinyl siding with wood frame construction; Metal roof
• Exterior features: Rain gutters; Chain link full fencing; Workshop; Storm shelter

Interior

• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (9.9% below list).
• Recommended offer: $113k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#170 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Fairland (rural): math 20% / reading 30% proficiency, ranked #113 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP; 3 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (4.4% local appreciation)).
• Ottawa County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,603 (9.9% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.90×
• Total profit: $31,669
• Equity at exit: $66,038

10-year hold

• IRR: 15.6%
• Equity multiple: 3.62×
• Total profit: $91,578
• Equity at exit: $110,190

Cash invested: $35,000 (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 74343

• Home prices YoY: 1.2%
• Active inventory: 14
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $116

Break-even live

Break-even rent $979

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 21 DOM
2. 2026-06-17
   days on market $125,000 Active 20 DOM
3. 2026-06-16
   days on market $125,000 Active 19 DOM
4. 2026-06-15
   days on market $125,000 Active 18 DOM
5. 2026-06-13
   days on market $125,000 Active 16 DOM
6. 2026-06-12
   days on market $125,000 Active 15 DOM
7. 2026-06-09
   days on market $125,000 Active 12 DOM
8. 2026-06-08
   days on market $125,000 Active 11 DOM
9. 2026-06-08
   days on market $125,000 Active 10 DOM
10. 2026-06-07
    days on market $125,000 Active 9 DOM
11. 2026-06-04
    days on market $125,000 Active 6 DOM
12. 2026-06-02
    days on market $125,000 Active 5 DOM
13. 2026-06-01
    days on market $125,000 Active 4 DOM
14. 2026-05-31
    days on market $125,000 Active 3 DOM
15. 2026-05-28
    listed $125,000 Active
16. 2019-02-01
    historical
17. 2018-08-31
    listed $285,000

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$337/yr (+$28/mo · 42.8%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,512
• − Mortgage interest: −$7,002
• − Property taxes: −$788
• − Insurance: −$625
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,636
• Taxable loss: −$701
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,564/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: Fairland
• NCES district ID: 4011250
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $40,058
• Composite: 21.07/100
• National rank: #8446
• State rank: #113 of 270 in OK

Livability — Fairland

• Score: 64/100
• State rank: #170
• US rank: #13826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,245

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 31,860 people
• By 2030: 31,699 · -0.5%
• By 2040: 31,324 · -1.7%
• By 2050: 30,745 · -3.5%
• By 2075: 29,902 · -6.1%
• By 2100: 27,545 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Native American 19% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Italian 1% Portuguese 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Ottawa

• 2024 margin: Solid R (+53.5) · D 22.5% · R 76.0% · Other 1.6%
• 2008→2024 swing: -29.9pp toward R · 2008: -23.6pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+51.2 2016: R+47.2 2012: R+29.7 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.36%
• Current HPI: 354.9286
• 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

-56.1% since first listed

3 events — show timeline

• 2026-05-28 Listed $125,000 MLS Technology, Inc.
• 2019-02-01 Listing Removed — MLS Technology, Inc.
• 2018-08-31 Listed $285,000 MLS Technology, Inc.

Property tax history

+4.9%/yr

Latest (2025): $788 · +6.9% YoY. Source: county tax records.