250611 E 590 Rd · Longdale, OK 73755

$79,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 149 Days on market

Built 2011 1,216 ac lot Est $80k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.7/15.0
• Appreciation +5.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This home sits on 3 acres. The location is very private as there are many mature trees covering the property. Turn-key and ready for new ownership, you will find that this 3 bedroom - 2 bath home will be perfect for you!

Key facts

• Remodel opportunity
• Private location
• Private drive

Tags

• PRIVATE DRIVE
• MATURE TREES
• PRIVATE LOCATION
• REMODEL OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#607 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Canton (rural): math 15% / reading 25% proficiency, ranked #411 of 513 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Canton Es (math 8% / reading 22%, grade F, #599 of 845 statewide, top 71%, 251 students, 0% FRL); Canton Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 97 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 3 units permitted in Blaine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($552 loan paydown + $788 appreciation (1.0% local appreciation)).
• Blaine County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% 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 149 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $80,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250611 E 590 Rd	0.00mi	3/2.0	1,216 (0%)	1mo	$79,900	$66	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.80×
• Total profit: $17,853
• Equity at exit: $27,220

10-year hold

• IRR: 19.1%
• Equity multiple: 3.31×
• Total profit: $51,661
• Equity at exit: $36,129

Cash invested: $22,372 (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 73755

• Home prices YoY: 0.5%
• Active inventory: 4
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $257

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 70%

Sensitivity live

Price	-10% $313	-5% $285	+0% $257	+5% $230	+10% $202
Rent	-10% $176	-5% $217	+0% $257	+5% $298	+10% $338
Rate	-1.0pp $298	-0.5pp $278	base $257	+0.5pp $237	+1.0pp $216

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-06
   status Pending
2. 2026-03-04
   price $79,900
3. 2025-12-02
   price $59,900
4. 2025-11-11
   price $69,900
5. 2025-10-06
   listed $89,000 Active
6. 2022-02-11
   soldstatus $59,900 Sold 222-char remark

   Show marketing remark (222 chars)

   This home sits on 3 acres. The location is very private as there are many mature trees covering the property. Turn-key and ready for new ownership, you will find that this 3 bedroom - 2 bath home will be perfect for you!

7. 2021-10-27
   status Pending 222-char remark

   Show marketing remark (222 chars)

   This home sits on 3 acres. The location is very private as there are many mature trees covering the property. Turn-key and ready for new ownership, you will find that this 3 bedroom - 2 bath home will be perfect for you!

8. 2021-10-08
   listed $59,900 Active 222-char remark

   Show marketing remark (222 chars)

   This home sits on 3 acres. The location is very private as there are many mature trees covering the property. Turn-key and ready for new ownership, you will find that this 3 bedroom - 2 bath home will be perfect for you!

ⓘ 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: $12,298
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,324
• Taxable income: $1,932
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,626/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: Canton
• NCES district ID: 4006480
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $39,485
• Composite: 20.13/100
• National rank: #13846
• State rank: #411 of 513 in OK

Livability — Longdale

• Score: 53/100
• State rank: #607
• US rank: #24297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 737

Population outlook (Blaine County) Hauer SSP2

• Today (2025): 10,545 people
• By 2030: 10,898 · +3.3%
• By 2040: 11,795 · +11.9%
• By 2050: 12,754 · +20.9%
• By 2075: 15,721 · +49.1%
• By 2100: 16,043 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Dutch 2% Portuguese 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Blaine

• 2024 margin: Solid R (+63.0) · D 17.7% · R 80.7% · Other 1.6%
• 2008→2024 swing: -12.1pp toward R · 2008: -50.8pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+62.8 2016: R+57.3 2012: R+48.0 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.99%
• Current HPI: 196.7272
• 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

+33.4% since first listed

8 events — show timeline

• 2026-03-06 Pending — MLSOK
• 2026-03-04 Price Changed $79,900 MLSOK
• 2025-12-02 Price Changed $59,900 MLSOK
• 2025-11-11 Price Changed $69,900 MLSOK
• 2025-10-06 Listed $89,000 MLSOK
• 2022-02-11 Sold (MLS) $59,900 MLSOK
• 2021-10-27 Pending — MLSOK
• 2021-10-08 Listed $59,900 MLSOK