11795 N 3540 Rd · Seminole, OK 74868

$99,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily · 53 Days on market

Built 1975 Fair condition 1.01 ac lot

---

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 +20.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Come take a good look at this slice of country paradise! A 3-bedroom brick home with a metal roof sitting on 1.01 acres m/l. Water-well, septic and Canadian Valley electric. Large living and dining area. Kitchen has tons of counter and storage space. Tile floors throughout except in bedrooms. Yard has a lockable storage shed on a concrete pad. Big open yard with mature trees and plenty of space to create your own outdoor paradise to run & play. Property was most recently a rental property that was bringing in $750 per month! Move in ready or rent ready!

Key facts

• Metal roof
• Move-in-ready
• Carpeted bedrooms

Tags

• METAL ROOF
• MOVE-IN-READY
• KITCHEN APPLIANCES STAY
• WASHER AND DRYER STAY
• STONE TILE
• CARPETED BEDROOMS

Property features AI

Finance

• Other: Approximately 1.01-acre lot; Homestead: No; Not in special zoning district; No flood insurance required indicated
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Propane; Septic tank; Private well available
• Home design: Single-family residence; One story; East-facing; Existing property
• Construction: Brick construction; Metal roof; Slab foundation; Built previously (existing)
• Exterior features: Covered porch; Open patio; Outdoor storage; Chain link fencing; Rural lot

Interior

• Kitchen: Gas range (free-standing); Gas oven (free-standing); Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Window unit(s) for cooling
• Interior features: Ceiling fans; Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.8% in Seminole — 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 63/100 on livability (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Varnum (rural): math 30% / reading 30% proficiency, ranked #253 of 513 in OK (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Varnum Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 243 students, 0% FRL); Varnum Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 89 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $62,946
• Equity at exit: $89,998

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $178,695
• Equity at exit: $194,084

Cash invested: $27,972 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $134

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $203	-5% $168	+0% $134	+5% $99	+10% $65
Rent	-10% $51	-5% $93	+0% $134	+5% $175	+10% $216
Rate	-1.0pp $184	-0.5pp $159	base $134	+0.5pp $108	+1.0pp $82

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   status $99,900 Pending 53 DOM
2. 2026-06-08
   days on market $99,900 Active 53 DOM
3. 2026-06-08
   days on market $99,900 Active 52 DOM
4. 2026-06-07
   days on market $99,900 Active 51 DOM
5. 2026-06-04
   days on market $99,900 Active 48 DOM
6. 2026-06-03
   price $99,900 Active 47 DOM
7. 2026-06-02
   days on market $110,000 Active 47 DOM
8. 2026-06-01
   days on market $110,000 Active 46 DOM
9. 2026-05-31
   days on market $110,000 Active 45 DOM
10. 2026-05-22
    price $110,000
11. 2026-04-28
    status Active
12. 2026-04-09
    listed $114,900 Active
13. 2023-07-11
    soldstatus $84,900 Closed 563-char remark

    Show marketing remark (563 chars)

    Come take a good look at this slice of country paradise! A 3-bedroom brick home with a metal roof sitting on 1.01 acres m/l. Water-well, septic and Canadian Valley electric. Large living and dining area. Kitchen has tons of counter and storage space. Tile floors throughout except in bedrooms. Yard has a lockable storage shed on a concrete pad. Big open yard with mature trees and plenty of space to create your own outdoor paradise to run & play. Property was most recently a rental property that was bringing in $750 per month! Move in ready or rent ready!

14. 2023-06-05
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Come take a good look at this slice of country paradise! A 3-bedroom brick home with a metal roof sitting on 1.01 acres m/l. Water-well, septic and Canadian Valley electric. Large living and dining area. Kitchen has tons of counter and storage space. Tile floors throughout except in bedrooms. Yard has a lockable storage shed on a concrete pad. Big open yard with mature trees and plenty of space to create your own outdoor paradise to run & play. Property was most recently a rental property that was bringing in $750 per month! Move in ready or rent ready!

15. 2023-06-02
    listed $84,900 Active 563-char remark

    Show marketing remark (563 chars)

    Come take a good look at this slice of country paradise! A 3-bedroom brick home with a metal roof sitting on 1.01 acres m/l. Water-well, septic and Canadian Valley electric. Large living and dining area. Kitchen has tons of counter and storage space. Tile floors throughout except in bedrooms. Yard has a lockable storage shed on a concrete pad. Big open yard with mature trees and plenty of space to create your own outdoor paradise to run & play. Property was most recently a rental property that was bringing in $750 per month! Move in ready or rent ready!

16. 2019-11-26
    historical
17. 2019-10-24
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $12,519
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,906
• Taxable income: $16
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,602/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 home requires moderate renovations to update the kitchen and bathrooms, and repair windows. It is currently move-in ready and has a good roof and foundation.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen countertops — dated and worn
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — dated and worn
• Moderate windows — possibly leaky and old

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing kitchen will appeal to both buyers and renters
• Both replace outdated kitchen appliances — new appliances will attract both buyers and renters
• Both update bathroom fixtures — modernizing bathroom will attract both buyers and renters
• Both repair/replace windows — new windows will improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen countertops · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
windows · possibly leaky and old	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing kitchen will appeal to both buyers and renters ↑
• Both replace outdated kitchen appliances — new appliances will attract both buyers and renters ↑
• Both update bathroom fixtures — modernizing bathroom will attract both buyers and renters ↑
• Both repair/replace windows — new windows will improve energy efficiency and curb appeal ↑

ⓘ 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: Varnum
• NCES district ID: 4030990
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $44,378
• Composite: 28.5/100
• National rank: #12088
• State rank: #253 of 513 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+57.4% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $110,000 MLSOK
• 2026-04-28 Relisted — MLSOK
• 2026-04-09 Listed $114,900 MLSOK
• 2023-07-11 Sold (MLS) $84,900 MLSOK
• 2023-06-05 Pending — MLSOK
• 2023-06-02 Listed $84,900 MLSOK
• 2019-11-26 Listing Removed — MLSOK
• 2019-10-24 Listed $69,900 MLSOK