28099 County Street 2630 · Gracemont, OK 73042

$50,000

2 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 90 Days on market

Built 1980 1.25 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
• Appreciation +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0

Listing remarks

Come see this 3 bed 1 bath home in this rural area. This home is waiting on someone to make it their own.

Key facts

• 1.25 acre lot
• Built 1980
• Listed 89 days

Property features AI

Finance

• Financial info: Assumable loan: NoCurrent price listed (public record): $50,000
• HOA & community: No mandatory association dues

Exterior

• Security: Below-ground storm shelter
• Utilities: Homestead status
• Home design: Single family residenceOne-level propertyResidential property
• Construction: Brick and frame constructionComposition roof (replaced/installed 2016)Conventional foundation
• Exterior features: Covered porchOutbuildingsRural lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heatingOther cooling
• Interior features: One living areaOne dining areaNo fireplaceNo dedicated studyNot an in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#563 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Gracemont (rural): math 2% / reading 2% proficiency, ranked #266 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gracemont Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 91 students, 0% FRL); Gracemont Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 34 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: 7 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $50k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.94% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.83%
• DSCR: 2.73
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.0%
• Equity multiple: 2.48×
• Total profit: $20,746
• Equity at exit: $7,455

10-year hold

• IRR: 41.8%
• Equity multiple: 4.94×
• Total profit: $55,195
• Equity at exit: $4,323

Cash invested: $14,000 (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 73042

• Home prices YoY: -1.2%
• Active inventory: 7
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $453

Break-even live

Break-even rent $394

Max offer price $50,000

Occupancy floor 48%

Sensitivity live

Price	-10% $481	-5% $467	+0% $453	+5% $439	+10% $425
Rent	-10% $377	-5% $415	+0% $453	+5% $491	+10% $530
Rate	-1.0pp $478	-0.5pp $466	base $453	+0.5pp $440	+1.0pp $427

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $50,000 Active 90 DOM
2. 2026-06-21
   days on market $50,000 Active 89 DOM
3. 2026-06-21
   days on market $50,000 Active 88 DOM
4. 2026-06-18
   days on market $50,000 Active 86 DOM
5. 2026-06-17
   days on market $50,000 Active 85 DOM
6. 2026-06-16
   days on market $50,000 Active 84 DOM
7. 2026-06-15
   days on market $50,000 Active 83 DOM
8. 2026-06-13
   days on market $50,000 Active 81 DOM
9. 2026-06-12
   days on market $50,000 Active 80 DOM
10. 2026-06-09
    days on market $50,000 Active 77 DOM
11. 2026-06-08
    days on market $50,000 Active 76 DOM
12. 2026-06-08
    days on market $50,000 Active 75 DOM
13. 2026-06-05
    days on market $50,000 Active 73 DOM
14. 2026-06-04
    days on market $50,000 Active 71 DOM
15. 2026-06-02
    days on market $50,000 Active 70 DOM
16. 2026-06-01
    days on market $50,000 Active 69 DOM
17. 2026-05-31
    days on market $50,000 Active 68 DOM
18. 2026-03-24
    listed $50,000 Active
19. 1996-10-07
    soldstatus $30,000

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$108/yr (+$9/mo · 31.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $11,614
• − Mortgage interest: −$2,801
• − Property taxes: −$342
• − Insurance: −$250
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$1,455
• Taxable income: $4,908
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,259/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: Gracemont
• NCES district ID: 4013080
• Math proficiency: 2% ▲ 2.50%
• Reading proficiency: 2% ▼ -12.50%
• Median HH income: $43,387
• Composite: 2.78/100
• National rank: #10085
• State rank: #266 of 270 in OK

Livability — Gracemont

• Score: 55/100
• State rank: #563
• US rank: #23589

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): 1,071

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 57% Native American 17% Two or more races 17% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.52%
• Current HPI: 294.9995
• 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

+66.7% since first listed

2 events — show timeline

• 2026-03-24 Listed $50,000 MLSOK
• 1996-10-07 Sold (Public Records) $30,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $342 · +3.0% YoY. Source: county tax records.